Kitson Plan · Pleasanton, TX 78064

$183,999

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 547 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 +6.6/30.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• 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 $183,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $222,785.

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 $-368 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (19.4% below list).
• Recommended offer: $148k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.4% in Pleasanton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 290 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% 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 547 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 $148,340 (19.4% 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 547 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.67% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.07%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $222,785
• List price: $183,999
• Delta: -17.41%
• 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
124 Horseshoe Trl	0.14mi	3/2.0	1,450 (+3%)	2mo	$135,000	$93	86
133 Bronco Rdg	0.28mi	3/2.0	1,380 (-2%)	2mo	$141,999	$103	83
186 Bronco Rdg	0.40mi	3/2.0	1,411 (+1%)	2mo	$168,999	$120	79
117 Bronco Rdg	0.25mi	3/2.0	1,266 (-10%)	2mo	$169,999	$134	70
156 Rawhide Rdg	0.36mi	3/2.0	1,510 (+8%)	2mo	$213,999	$142	69
176 Bronco Rdg	0.38mi	4/2.0 (+1)	1,500 (+7%)	2mo	$155,999	$104	64
1924 Vista Vw	0.28mi	3/2.0	1,612 (+15%)	2mo	$319,000	$198	60
152 Bronco Rdg	0.33mi	3/2.0	1,200 (-14%)	2mo	$133,999	$112	59
121 Bronco Rdg	0.26mi	4/2.0 (+1)	1,600 (+14%)	1mo	$178,999	$112	58
145 Bronco Rdg	0.30mi	4/2.0 (+1)	1,600 (+14%)	0mo	$176,999	$111	57
190 Bronco Rdg	0.41mi	4/2.0 (+1)	1,575 (+12%)	2mo	$177,998	$113	54
172 Bronco Rdg	0.37mi	4/2.0 (+1)	1,600 (+14%)	2mo	$186,999	$117	53

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: -28.6%
• Equity multiple: 0.05×
• Total profit: $-59,499
• Equity at exit: $33,218

10-year hold

• IRR: -28.0%
• Equity multiple: -0.31×
• Total profit: $-81,879
• Equity at exit: $19,262

Cash invested: $62,380 (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: 31 active · 19 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $183,999 ($125/sqft)
• Median days on market: 117 d
• This list price: 48% of active listings are priced below it
• ARV vs active asking: +27.3% 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: 290
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$1,168
• Tax est. 1.5%: −$278 /mo · $3,342/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-368

Break-even live

Break-even rent $1,949

Max offer price $169,574

Occupancy floor —

Sensitivity live

Price	-10% $-214	-5% $-291	+0% $-368	+5% $-445	+10% $-522
Rent	-10% $-485	-5% $-426	+0% $-368	+5% $-309	+10% $-251
Rate	-1.0pp $-256	-0.5pp $-311	base $-368	+0.5pp $-425	+1.0pp $-484

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: $55,696
• Closing costs: $6,684
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Horseshoe Trl Pleasanton, TX	3.0	2.0	1450	$1,450	$1.00	30d	1	0.14mi
140 Maverick Cv Pleasanton, TX	3.0	2.0	1450	$1,800	$1.24	64d	1	0.20mi
268 Cowboy Rdg Pleasanton, TX	3.0	2.0	1200	$1,525	$1.27	61d	1	0.38mi
701 Oakhaven Rd Apt 504 Pleasanton, TX	3.0	1.0	1075	$1,100	$1.02	93d	1	0.70mi
701 Oakhaven Rd Unit 505 Pleasanton, TX	2.0	1.0	875	$950	$1.09	42d	1	0.70mi
701 Oakhaven Rd Unit 901 Pleasanton, TX	2.0	1.0	875	$950	$1.09	93d	1	0.70mi
701 Oakhaven Rd Unit 501 Pleasanton, TX	2.0	1.0	875	$950	$1.09	17d	1	0.70mi
821 Nancy Ln Unit A Pleasanton, TX	2.0	1.5	1049	$1,050	$1.00	11d	1	0.82mi
211 Circle Ct Pleasanton, TX	3.0	2.0	1678	$1,700	$1.01	53d	1	0.86mi
211 Circle Ct Unit 211 Pleasanton, TX	3.0	2.0	1679	$1,700	$1.01	60d	1	0.87mi
223 Circle Ct #223 Pleasanton, TX	2.0	1.5	1544	$1,600	$1.04	73d	1	0.87mi
1324 W Goodwin St Pleasanton, TX	2.0	1.0	960	$1,100	$1.15	93d	1	0.92mi
2712 Woodland Dr Pleasanton, TX	3.0	2.0	1567	$1,800	$1.15	31d	1	0.97mi
404 High Meadow Dr Pleasanton, TX	3.0	2.0	1428	$1,800	$1.26	67d	1	1.04mi
1209 W Goodwin St Pleasanton, TX	2.0	1.0	910	$1,000	$1.10	93d	1	1.06mi
926 Hillcrest Dr Pleasanton, TX	3.0	2.0	1770	$1,900	$1.07	18d	1	1.28mi

Listing history 50 events

1. 2026-08-08
   days on market $183,999 Active 547 DOM
2. 2026-08-06
   days on market $183,999 Active 545 DOM
3. 2026-08-05
   days on market $183,999 Active 544 DOM
4. 2026-08-04
   days on market $183,999 Active 543 DOM
5. 2026-08-03
   days on market $183,999 Active 542 DOM
6. 2026-07-31
   days on market $183,999 Active 539 DOM
7. 2026-07-30
   days on market $183,999 Active 537 DOM
8. 2026-07-28
   days on market $183,999 Active 536 DOM
9. 2026-07-26
   days on market $183,999 Active 534 DOM
10. 2026-07-24
    days on market $183,999 Active 532 DOM
11. 2026-07-23
    days on market $183,999 Active 531 DOM
12. 2026-07-22
    days on market $183,999 Active 530 DOM
13. 2026-07-21
    days on market $183,999 Active 529 DOM
14. 2026-07-20
    days on market $183,999 Active 528 DOM
15. 2026-07-18
    days on market $183,999 Active 526 DOM
16. 2026-07-18
    days on market $183,999 Active 525 DOM
17. 2026-07-16
    days on market $183,999 Active 524 DOM
18. 2026-07-15
    days on market $183,999 Active 523 DOM
19. 2026-07-14
    days on market $183,999 Active 522 DOM
20. 2026-07-13
    days on market $183,999 Active 521 DOM
21. 2026-07-13
    days on market $183,999 Active 520 DOM
22. 2026-07-11
    days on market $183,999 Active 519 DOM
23. 2026-07-10
    days on market $183,999 Active 518 DOM
24. 2026-07-09
    days on market $183,999 Active 517 DOM
25. 2026-07-07
    days on market $183,999 Active 515 DOM
26. 2026-07-06
    days on market $183,999 Active 514 DOM
27. 2026-07-05
    days on market $183,999 Active 513 DOM
28. 2026-07-03
    days on market $183,999 Active 511 DOM
29. 2026-07-02
    days on market $183,999 Active 510 DOM
30. 2026-07-01
    days on market $183,999 Active 509 DOM
31. 2026-06-30
    days on market $183,999 Active 508 DOM
32. 2026-06-29
    days on market $183,999 Active 507 DOM
33. 2026-06-28
    days on market $183,999 Active 506 DOM
34. 2026-06-27
    days on market $183,999 Active 505 DOM
35. 2026-06-26
    days on market $183,999 Active 504 DOM
36. 2026-06-24
    days on market $183,999 Active 502 DOM
37. 2026-06-22
    days on market $183,999 Active 500 DOM
38. 2026-06-21
    days on market $183,999 Active 499 DOM
39. 2026-06-18
    days on market $183,999 Active 496 DOM
40. 2026-06-17
    days on market $183,999 Active 495 DOM
41. 2026-06-16
    days on market $183,999 Active 494 DOM
42. 2026-06-15
    days on market $183,999 Active 493 DOM
43. 2026-06-13
    days on market $183,999 Active 491 DOM
44. 2026-06-09
    days on market $183,999 Active 487 DOM
45. 2026-06-08
    days on market $183,999 Active 486 DOM
46. 2026-06-07
    days on market $183,999 Active 485 DOM
47. 2026-06-04
    pricedays on market $183,999 Active 482 DOM
48. 2026-06-03
    days on market $184,999 Active 481 DOM
49. 2026-06-02
    days on market $184,999 Active 480 DOM
50. 2026-06-01
    days on market $184,999 Active 479 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: $17,801
• − Mortgage interest: −$12,479
• − Property taxes: −$3,342
• − Insurance: −$1,114
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$6,481
• Taxable loss: −$8,463
• Est. tax savings @ 24.0%: +$2,031
• After-tax cash flow: $-2,382/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%
• Common ancestry: Romanian 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 7% · Canada
• 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