Kitson Plan · Pleasanton, TX 78064

$183,899

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 639 Days on market

Good condition ↓ 11% since listing

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $183,899 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $221,896.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $184k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-326 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (16.9% below list).
• Recommended offer: $153k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.5% in Pleasanton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#679 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Pleasanton ISD (town): math 36% / reading 37% proficiency, ranked #470 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pleasanton El (math 35% / reading 35%, grade F, #1,965 of 4,322 statewide, top 46%, 958 students, 70% FRL); Pleasanton J H (math 30% / reading 34%, grade F, #971 of 1,662 statewide, top 60%, 772 students, 66% FRL); Pleasanton H S (math 59% / reading 51%, grade C, #373 of 1,632 statewide, top 23%, 944 students, 60% FRL).
• Market conditions: 373 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 122d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 639 days — a 12% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,901 (16.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 639 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.69% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.29%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $221,896
• List price: $183,899
• Delta: -17.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Bronco Rdg	0.25mi	3/2.0	1,402 (0%)	3mo	$169,999	$121	86
140 Bronco Rdg	0.30mi	3/2.0	1,402 (0%)	0mo	$171,999	$123	86
125 Bronco Rdg	0.27mi	3/2.0	1,411 (+1%)	2mo	$169,999	$120	85
160 Rawhide Rdg	0.36mi	3/2.0	1,402 (0%)	1mo	$166,999	$119	82
133 Wrangler Ct	0.22mi	3/2.0	1,502 (+7%)	0mo	$188,999	$126	77
161 Wrangler Ct	0.21mi	3/2.0	1,502 (+7%)	2mo	$196,999	$131	76
124 Bronco Rdg	0.27mi	3/2.0	1,266 (-10%)	2mo	$158,999	$126	69
140 Rawhide Rdg	0.37mi	3/2.0	1,510 (+8%)	3mo	$183,999	$122	68
108 Bronco Rdg	0.24mi	3/2.0	1,200 (-14%)	3mo	$142,999	$119	62
120 Bronco Rdg	0.26mi	4/2.0 (+1)	1,575 (+12%)	1mo	$176,998	$112	62
160 Bronco Rdg	0.35mi	4/2.0 (+1)	1,575 (+12%)	1mo	$176,998	$112	57
145 Bronco Rdg	0.30mi	4/2.0 (+1)	1,600 (+14%)	3mo	$176,999	$111	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.09×
• Total profit: $-56,668
• Equity at exit: $33,085

10-year hold

• IRR: -24.9%
• Equity multiple: -0.22×
• Total profit: $-75,951
• Equity at exit: $19,185

Cash invested: $62,131 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 36 under contract
• Months of supply: 4.1 mo (25%/mo absorbed)
• Median asking: $185,899 ($122/sqft)
• Median days on market: 166 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +29.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78064

• Home prices YoY: -32.7%
• Active inventory: 373
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$1,164
• Tax est. 1.5%: −$277 /mo · $3,328/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-326

Break-even live

Break-even rent $1,941

Max offer price $174,788

Occupancy floor —

Sensitivity live

Price	-10% $-172	-5% $-249	+0% $-326	+5% $-402	+10% $-479
Rent	-10% $-446	-5% $-386	+0% $-326	+5% $-265	+10% $-205
Rate	-1.0pp $-214	-0.5pp $-269	base $-326	+0.5pp $-383	+1.0pp $-442

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $55,474
• Closing costs: $6,657
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Cowboy Rdg Pleasanton, TX	3.0	2.0	1450	$1,750	$1.21	13d	1	0.08mi
124 Horseshoe Trl Pleasanton, TX	3.0	2.0	1450	$1,450	$1.00	122d	1	0.14mi
140 Maverick Cv Pleasanton, TX	3.0	2.0	1450	$1,800	$1.24	155d	1	0.20mi
268 Cowboy Rdg Pleasanton, TX	3.0	2.0	1200	$1,525	$1.27	153d	1	0.38mi
701 Oakhaven Rd Unit 501 Pleasanton, TX	2.0	1.0	875	$950	$1.09	108d	1	0.70mi
701 Oakhaven Rd Apt 504 Pleasanton, TX	3.0	1.0	1075	$1,100	$1.02	184d	1	0.70mi
701 Oakhaven Rd Unit 901 Pleasanton, TX	2.0	1.0	875	$950	$1.09	184d	1	0.70mi
701 Oakhaven Rd Unit 703 Pleasanton, TX	2.0	1.0	875	$950	$1.09	20d	1	0.70mi
701 Oakhaven Rd Unit 502 Pleasanton, TX	2.0	1.0	875	$950	$1.09	37d	1	0.70mi
701 Oakhaven Rd Unit 505 Pleasanton, TX	2.0	1.0	875	$950	$1.09	134d	1	0.70mi
119 Circle Ct Apt 102 Pleasanton, TX	2.0	2.0	968	$1,395	$1.44	0d	1	0.80mi
821 Nancy Ln Unit A Pleasanton, TX	2.0	1.5	1049	$1,050	$1.00	103d	1	0.82mi
119 Circle Ct Unit 122 Pleasanton, TX	2.0	2.0	995	$1,250	$1.26	55d	1	0.83mi
215 Circle Ct Unit 215 Pleasanton, TX	2.0	1.5	1544	$1,600	$1.04	0d	1	0.86mi
211 Circle Ct Pleasanton, TX	3.0	2.0	1678	$1,700	$1.01	145d	1	0.86mi
211 Circle Ct Unit 211 Pleasanton, TX	3.0	2.0	1679	$1,700	$1.01	152d	1	0.87mi
223 Circle Ct #223 Pleasanton, TX	2.0	1.5	1544	$1,600	$1.04	164d	1	0.87mi
213 Circle Ct Unit 213 Pleasanton, TX	3.0	2.0	1679	$1,700	$1.01	43d	1	0.87mi
213 Circle Ct Pleasanton, TX	3.0	2.0	1679	$1,700	$1.01	47d	1	0.87mi
1324 W Goodwin St Pleasanton, TX	2.0	1.0	960	$1,100	$1.15	35d	1	0.92mi
2712 Woodland Dr Pleasanton, TX	3.0	2.0	1567	$1,800	$1.15	123d	1	0.97mi
404 High Meadow Dr Pleasanton, TX	3.0	2.0	1428	$1,800	$1.26	158d	1	1.04mi
1209 W Goodwin St Pleasanton, TX	2.0	1.0	910	$1,000	$1.10	184d	1	1.06mi
926 Hillcrest Dr Pleasanton, TX	3.0	2.0	1770	$1,900	$1.07	109d	1	1.28mi

Listing history 50 events

1. 2026-11-08
   days on market $183,899 Active 639 DOM
2. 2026-11-07
   days on market $183,899 Active 638 DOM
3. 2026-11-06
   days on market $183,899 Active 637 DOM
4. 2026-11-05
   days on market $183,899 Active 636 DOM
5. 2026-11-04
   days on market $183,899 Active 635 DOM
6. 2026-11-02
   price $183,899 Active 633 DOM
7. 2026-11-02
   days on market $182,899 Active 633 DOM
8. 2026-11-01
   price $182,899 Active 632 DOM
9. 2026-11-01
   days on market $182,549 Active 632 DOM
10. 2026-11-01
    price $182,549 Active 631 DOM
11. 2026-10-31
    days on market $182,224 Active 631 DOM
12. 2026-10-30
    days on market $182,224 Active 630 DOM
13. 2026-10-29
    days on market $182,224 Active 629 DOM
14. 2026-10-28
    days on market $182,224 Active 628 DOM
15. 2026-10-27
    pricedays on market $182,224 Active 627 DOM
16. 2026-10-26
    days on market $181,999 Active 626 DOM
17. 2026-10-26
    days on market $181,999 Active 625 DOM
18. 2026-10-24
    days on market $181,999 Active 624 DOM
19. 2026-10-23
    days on market $181,999 Active 623 DOM
20. 2026-10-22
    days on market $181,999 Active 622 DOM
21. 2026-10-21
    days on market $181,999 Active 621 DOM
22. 2026-10-20
    days on market $181,999 Active 620 DOM
23. 2026-10-19
    days on market $181,999 Active 619 DOM
24. 2026-10-18
    days on market $181,999 Active 618 DOM
25. 2026-10-17
    days on market $181,999 Active 617 DOM
26. 2026-10-16
    days on market $181,999 Active 616 DOM
27. 2026-10-15
    days on market $181,999 Active 615 DOM
28. 2026-10-14
    days on market $181,999 Active 614 DOM
29. 2026-10-13
    days on market $181,999 Active 613 DOM
30. 2026-10-12
    days on market $181,999 Active 612 DOM
31. 2026-10-11
    days on market $181,999 Active 611 DOM
32. 2026-10-10
    days on market $181,999 Active 610 DOM
33. 2026-10-09
    days on market $181,999 Active 609 DOM
34. 2026-10-08
    days on market $181,999 Active 608 DOM
35. 2026-10-07
    days on market $181,999 Active 607 DOM
36. 2026-10-07
    price $181,999 Active 606 DOM
37. 2026-10-06
    days on market $186,999 Active 606 DOM
38. 2026-10-05
    days on market $186,999 Active 605 DOM
39. 2026-10-04
    days on market $186,999 Active 604 DOM
40. 2026-10-04
    days on market $186,999 Active 603 DOM
41. 2026-10-02
    days on market $186,999 Active 602 DOM
42. 2026-10-01
    days on market $186,999 Active 601 DOM
43. 2026-09-30
    days on market $186,999 Active 600 DOM
44. 2026-09-29
    price $186,999 Active 599 DOM
45. 2026-09-29
    days on market $189,999 Active 599 DOM
46. 2026-09-28
    days on market $189,999 Active 598 DOM
47. 2026-09-27
    days on market $189,999 Active 597 DOM
48. 2026-09-25
    days on market $189,999 Active 595 DOM
49. 2026-09-24
    days on market $189,999 Active 594 DOM
50. 2026-09-23
    days on market $189,999 Active 593 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,348
• − Mortgage interest: −$12,430
• − Property taxes: −$3,328
• − Insurance: −$1,109
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$6,455
• Taxable loss: −$7,910
• Est. tax savings @ 24.0%: +$1,898
• After-tax cash flow: $-2,008/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,010–$21,030 screening

This single-family home is in good condition with a modern and well-maintained interior and exterior. It offers a good investment opportunity with potential for minor cosmetic upgrades to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Resale New flooring in bathrooms — Improves aesthetics and functionality ↑
• Resale New kitchen appliances — Modernizes the kitchen and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Pleasanton El F TX #1,965/4,322 Nat'l #22,904/41,679 Middle Pleasanton J H F TX #971/1,662 Nat'l #8,317/14,009 High Pleasanton H S C TX #373/1,632 Nat'l #4,413/17,239

Schools (NCES district)

• District: Pleasanton ISD
• NCES district ID: 4835190
• Math proficiency: 36% ▼ -2.00%
• Reading proficiency: 37% ▲ 4.00%
• Median HH income: $53,885
• Composite: 31.97/100
• National rank: #5843
• State rank: #470 of 826 in TX

C Composite livability gradescore 65/100

Livability — Pleasanton

• Score: 65/100
• State rank: #679
• US rank: #12731

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment B Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Atascosa · 57,233 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 16,420
• Household income: $69,407
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 10% of renters

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Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% White 41% Two or more races 27% Black 2%
• Hispanic origin (detail): Mexican 49%
• Languages at home: 67% English-only · Spanish 32% Other Indo-European 1% German/W. Germanic 1%

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Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.53%
• Current HPI: 188.725
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-10.6% since first listed

7 events — show timeline

• 2026-05-10 Price Changed $184,999 Zillow
• 2026-04-24 Price Changed $185,999 Zillow
• 2026-01-08 Price Changed $190,999 Zillow
• 2025-12-20 Price Changed $195,999 Zillow
• 2025-12-02 Price Changed $198,999 Zillow
• 2025-09-01 Price Changed $201,999 Zillow
• 2025-02-08 Listed $206,999 Zillow