545 A&b Bensdale · Pleasanton, TX 78064

$149,000

4 bd · 4.0 ba · 1,320 sqft · MultiFamily · 358 Days on market

Built 1958 Fair condition 0.36 ac lot ↓ 6% since listing

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Why this score? — see what drove the C+ 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).

• Cash flow +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Don't miss this great investment opportunity! This charming duplex sits on a large lot with plenty of space to add additional units. Each unit offers approximately 675 sq ft of comfortable living space, featuring one bedroom, one full bathroom, a walk-in closet, and carpet flooring throughout most of the living areas. Residents will enjoy relaxing on the inviting front porch and benefit from a dedicated covered parking space for each unit. If you're looking to start or expand your rental portfolio, this property offers significant potential with room for growth.

Key facts

• Walk-in closet
• Front porch
• Large lot

Tags

• LARGE LOT
• WALK-IN CLOSET
• FRONT PORCH
• COVERED PARKING SPACE

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $149k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive. Per door: $227/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.3% 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: 244 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.03%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $4,744
• Equity at exit: $22,216

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $41,407
• Equity at exit: $12,883

Cash invested: $41,720 (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 →

ZIP-level market 78064

• Home prices YoY: -32.7%
• Active inventory: 244
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $453

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 71%

Sensitivity live

Price	-10% $556	-5% $505	+0% $453	+5% $402	+10% $350
Rent	-10% $305	-5% $379	+0% $453	+5% $527	+10% $601
Rate	-1.0pp $528	-0.5pp $491	base $453	+0.5pp $415	+1.0pp $375

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,878
Total (2 units)			$1,877

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
535 Austin St Pleasanton, TX	3.0	2.0	1536	$1,675	$1.09	46d	1	0.32mi
541 Dallas St Unit B Pleasanton, TX	3.0	1.5	1080	$1,000	$0.93	26d	1	0.35mi
631 Commerce St Pleasanton, TX	3.0	2.0	1324	$1,500	$1.13	46d	1	0.38mi
404 High Meadow Dr Pleasanton, TX	3.0	2.0	1428	$1,800	$1.26	20d	1	1.24mi

Listing history 4 events

1. 2026-05-31
   days on market $149,000 Active 358 DOM
2. 2025-08-04
   price $149,000 568-char remark

   Show marketing remark (568 chars)

   Don't miss this great investment opportunity! This charming duplex sits on a large lot with plenty of space to add additional units. Each unit offers approximately 675 sq ft of comfortable living space, featuring one bedroom, one full bathroom, a walk-in closet, and carpet flooring throughout most of the living areas. Residents will enjoy relaxing on the inviting front porch and benefit from a dedicated covered parking space for each unit. If you're looking to start or expand your rental portfolio, this property offers significant potential with room for growth.

3. 2025-07-01
   price $154,000 568-char remark

   Show marketing remark (568 chars)

   Don't miss this great investment opportunity! This charming duplex sits on a large lot with plenty of space to add additional units. Each unit offers approximately 675 sq ft of comfortable living space, featuring one bedroom, one full bathroom, a walk-in closet, and carpet flooring throughout most of the living areas. Residents will enjoy relaxing on the inviting front porch and benefit from a dedicated covered parking space for each unit. If you're looking to start or expand your rental portfolio, this property offers significant potential with room for growth.

4. 2025-06-07
   listed $159,000 New 568-char remark

   Show marketing remark (568 chars)

   Don't miss this great investment opportunity! This charming duplex sits on a large lot with plenty of space to add additional units. Each unit offers approximately 675 sq ft of comfortable living space, featuring one bedroom, one full bathroom, a walk-in closet, and carpet flooring throughout most of the living areas. Residents will enjoy relaxing on the inviting front porch and benefit from a dedicated covered parking space for each unit. If you're looking to start or expand your rental portfolio, this property offers significant potential with room for growth.

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

Taxation est. · year 1

• Rental income: $22,524
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$4,335
• Taxable income: $3,259
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $4,655/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

Fair 45/100 Moderate rehab

This multi-family property requires moderate rehabilitation to address structural issues and improve curb appeal, increasing its resale and rental value.

Repairs flagged

• Major Exterior siding — Exposed structural issues
• Major Foundation repair — Exposed structural issues
• Minor Landscaping — Untended yard

Value-add opportunities

• Both Exterior siding repair — Improves curb appeal and value
• Both Foundation repair — Stabilizes structure and increases value
• Both Landscaping — Enhances curb appeal and value
• Both Kitchen and bathroom upgrades — Modernizes spaces and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Exposed structural issues	Major	$15,000–50,000
Foundation repair · Exposed structural issues	Major	$15,000–50,000
Landscaping · Untended yard	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Exterior siding repair — Improves curb appeal and value ↑
• Both Foundation repair — Stabilizes structure and increases value ↑
• Both Landscaping — Enhances curb appeal and value ↑
• Both Kitchen and bathroom upgrades — Modernizes spaces and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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

• Census place: Pleasanton, TX
• Population (ZIP): 16,420

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%

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%

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

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

-6.3% since first listed

3 events — show timeline

• 2025-08-04 Price Changed $149,000 LERA
• 2025-07-01 Price Changed $154,000 LERA
• 2025-06-07 Listed $159,000 LERA