1207 & 1209 Florida · Pleasanton, TX 78064

$89,500

2 bd · 1.0 ba · 989 sqft · SingleFamily · 286 Days on market

Poor condition 0.64 ac lot $90/sqft · 43% below area Est $158k · 43% under ↓ 10% since listing

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Why this score? — see what drove the B- 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the possibilities with this Investors' 2-bedroom, 1-bath home situated on a spacious .64-acre lot-perfectly positioned for both comfortable living and smart investing. Whether you're a first-time buyer looking to offset your mortgage or a seasoned investor seeking a high-potential income property, this one checks all the boxes. The property features additional mobile home hook-ups, offering the unique opportunity to bring in rental income or multi-generational living. With ample space and flexibility, the lot could easily accommodate future improvements or expansion. Located just minutes from local schools, shopping, and major routes, this home combines convenience with quiet suburban charm. Don't miss this rare chance to own a versatile property with built-in income potential-schedule your showing today and turn opportunity into equity!

Key facts

• Mobile home hook-ups
• Income potential
• Spacious lot

Tags

• SPACIOUS LOT
• MOBILE HOME HOOK-UPS
• RENTAL INCOME
• MULTI-GENERATIONAL LIVING
• INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: schools C-, amenities F, commute 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.
• Market conditions: 233 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $619 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.87%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $157,938
• List price: $89,500
• Delta: -43.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Florida	0.03mi	2/1.0	988 (-0%)	9mo	$97,000	$98	90
711 Burmeister St	0.50mi	2/1.0	934 (-6%)	18mo	$85,000	$91	52
601 N Reed St	0.57mi	2/1.0	884 (-11%)	7mo	$85,000	$96	50

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-29
• Equity at exit: $13,345

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $18,657
• Equity at exit: $7,738

Cash invested: $25,060 (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: 233
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,070 high
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $227

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 74%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 W Johnson St Pleasanton, TX	2.0	1.0	792	$800	$1.01	4d	1	0.74mi
1209 W Goodwin St Pleasanton, TX	2.0	1.0	910	$1,000	$1.10	43d	1	0.89mi
132 S Mansfield St Unit A Pleasanton, TX	2.0	1.0	910	$1,100	$1.21	43d	1	0.91mi
1324 W Goodwin St Pleasanton, TX	2.0	1.0	960	$1,100	$1.15	43d	1	0.92mi
541 Dallas St Unit B Pleasanton, TX	3.0	1.5	1080	$1,000	$0.93	23d	1	0.93mi
613 Market St Pleasanton, TX	2.0	2.0	1077	$1,200	$1.11	43d	1	0.96mi
176 W White St Pleasanton, TX	2.0	2.0	1120	$1,100	$0.98	43d	1	0.97mi
1101 4th St Pleasanton, TX	2.0	2.0	1077	$1,125	$1.04	43d	1	1.00mi
701 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	43d	1	1.06mi
723 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	23d	1	1.10mi
737 Commerce St Unit 2A Pleasanton, TX	1.0	1.0	675	$965	$1.43	23d	1	1.10mi

Listing history 13 events

1. 2026-06-03
   status $89,500 Pending 286 DOM
2. 2026-06-02
   days on market $89,500 Active Option 286 DOM
3. 2026-06-01
   days on market $89,500 Active Option 285 DOM
4. 2026-05-31
   days on market $89,500 Active Option 284 DOM
5. 2026-04-08
   price $89,500 858-char remark

   Show marketing remark (858 chars)

   Unlock the possibilities with this Investors' 2-bedroom, 1-bath home situated on a spacious .64-acre lot-perfectly positioned for both comfortable living and smart investing. Whether you're a first-time buyer looking to offset your mortgage or a seasoned investor seeking a high-potential income property, this one checks all the boxes. The property features additional mobile home hook-ups, offering the unique opportunity to bring in rental income or multi-generational living. With ample space and flexibility, the lot could easily accommodate future improvements or expansion. Located just minutes from local schools, shopping, and major routes, this home combines convenience with quiet suburban charm. Don't miss this rare chance to own a versatile property with built-in income potential-schedule your showing today and turn opportunity into equity!

6. 2026-04-07
   price $89,500 857-char remark

   Show marketing remark (857 chars)

   Unlock the possibilities with this Investors' 2-bedroom, 1-bath home situated on a spacious . 64-acre lot-perfectly positioned for both comfortable living and smart investing. Whether you're a first-time buyer looking to offset your mortgage or a seasoned investor seeking a high-potential income property, this one checks all the boxes. The property features additional mobile home hook-ups, offering the unique opportunity to bring in rental income or multi-generational living. With ample space and flexibility, the lot could easily accommodate future improvements or expansion. Located just minutes from local schools, shopping, and major routes, this home combines convenience with quiet suburban charm. Don't miss this rare chance to own a versatile property with built-in income potential-schedule your showing today and turn opportunity into equity!

7. 2026-03-03
   listed $94,500 Active 857-char remark

   Show marketing remark (857 chars)

   Unlock the possibilities with this Investors' 2-bedroom, 1-bath home situated on a spacious . 64-acre lot-perfectly positioned for both comfortable living and smart investing. Whether you're a first-time buyer looking to offset your mortgage or a seasoned investor seeking a high-potential income property, this one checks all the boxes. The property features additional mobile home hook-ups, offering the unique opportunity to bring in rental income or multi-generational living. With ample space and flexibility, the lot could easily accommodate future improvements or expansion. Located just minutes from local schools, shopping, and major routes, this home combines convenience with quiet suburban charm. Don't miss this rare chance to own a versatile property with built-in income potential-schedule your showing today and turn opportunity into equity!

8. 2026-02-26
   status Back on Market 858-char remark

   Show marketing remark (858 chars)

   Unlock the possibilities with this Investors' 2-bedroom, 1-bath home situated on a spacious .64-acre lot-perfectly positioned for both comfortable living and smart investing. Whether you're a first-time buyer looking to offset your mortgage or a seasoned investor seeking a high-potential income property, this one checks all the boxes. The property features additional mobile home hook-ups, offering the unique opportunity to bring in rental income or multi-generational living. With ample space and flexibility, the lot could easily accommodate future improvements or expansion. Located just minutes from local schools, shopping, and major routes, this home combines convenience with quiet suburban charm. Don't miss this rare chance to own a versatile property with built-in income potential-schedule your showing today and turn opportunity into equity!

9. 2026-02-01
   historical
10. 2026-01-31
    historical 858-char remark

    Show marketing remark (858 chars)

    Unlock the possibilities with this Investors' 2-bedroom, 1-bath home situated on a spacious .64-acre lot-perfectly positioned for both comfortable living and smart investing. Whether you're a first-time buyer looking to offset your mortgage or a seasoned investor seeking a high-potential income property, this one checks all the boxes. The property features additional mobile home hook-ups, offering the unique opportunity to bring in rental income or multi-generational living. With ample space and flexibility, the lot could easily accommodate future improvements or expansion. Located just minutes from local schools, shopping, and major routes, this home combines convenience with quiet suburban charm. Don't miss this rare chance to own a versatile property with built-in income potential-schedule your showing today and turn opportunity into equity!

11. 2026-01-16
    price $94,500 858-char remark

    Show marketing remark (858 chars)

    Unlock the possibilities with this Investors' 2-bedroom, 1-bath home situated on a spacious .64-acre lot-perfectly positioned for both comfortable living and smart investing. Whether you're a first-time buyer looking to offset your mortgage or a seasoned investor seeking a high-potential income property, this one checks all the boxes. The property features additional mobile home hook-ups, offering the unique opportunity to bring in rental income or multi-generational living. With ample space and flexibility, the lot could easily accommodate future improvements or expansion. Located just minutes from local schools, shopping, and major routes, this home combines convenience with quiet suburban charm. Don't miss this rare chance to own a versatile property with built-in income potential-schedule your showing today and turn opportunity into equity!

12. 2025-07-27
    listed $99,500 Active
13. 2025-07-25
    listed $99,500 New 858-char remark

    Show marketing remark (858 chars)

    Unlock the possibilities with this Investors' 2-bedroom, 1-bath home situated on a spacious .64-acre lot-perfectly positioned for both comfortable living and smart investing. Whether you're a first-time buyer looking to offset your mortgage or a seasoned investor seeking a high-potential income property, this one checks all the boxes. The property features additional mobile home hook-ups, offering the unique opportunity to bring in rental income or multi-generational living. With ample space and flexibility, the lot could easily accommodate future improvements or expansion. Located just minutes from local schools, shopping, and major routes, this home combines convenience with quiet suburban charm. Don't miss this rare chance to own a versatile property with built-in income potential-schedule your showing today and turn opportunity into equity!

ⓘ 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 5/10 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: $12,843
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$2,604
• Taxable income: $1,381
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $2,392/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 · 7 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance to bring it up to a livable condition. Immediate attention to the roof, exterior walls, and landscaping is necessary to improve its value and appeal.

Repairs flagged

• Major roof — Significant damage to the roof
• Major exterior walls — Structural issues and dilapidation
• Major landscaping — Overgrown vegetation and debris
• Major interior walls — Exposed interior walls with graffiti

Value-add opportunities

• Both Landscaping and exterior repairs — Improving curb appeal and property value
• Both Interior repairs and painting — Enhancing the interior and making it move-in ready
• Both Roof replacement — Critical to the structural integrity and safety of the property

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage to the roof	Major	$15,000–50,000
exterior walls · Structural issues and dilapidation	Major	$15,000–50,000
landscaping · Overgrown vegetation and debris	Major	$15,000–50,000
interior walls · Exposed interior walls with graffiti	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and exterior repairs — Improving curb appeal and property value ↑
• Both Interior repairs and painting — Enhancing the interior and making it move-in ready ↑
• Both Roof replacement — Critical to the structural integrity and safety of the property ↑

ⓘ 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

-10.1% since first listed

9 events — show timeline

• 2026-04-08 Price Changed $89,500 LERA
• 2026-04-07 Price Changed $89,500 CBMLS
• 2026-03-03 Listed $94,500 CBMLS
• 2026-02-26 Relisted — LERA
• 2026-02-01 Delisted — CBMLS
• 2026-01-31 Listing Removed — LERA
• 2026-01-16 Price Changed $94,500 LERA
• 2025-07-27 Listed $99,500 CBMLS
• 2025-07-25 Listed $99,500 LERA