1014 Harvey · Pleasanton, TX 78064

$200,000

3 bd · 2.5 ba · 2,526 sqft · SingleFamily public records · 110 Days on market

Built 1970 10,346 sqft lot $79/sqft · 26% below area Est $270k · 26% under

---

Why this score? — see what drove the D 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 +15.0/15.0
• Cash flow +9.8/30.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming one-story ranch-style home offering 2,526 sq. ft. of comfortable living space surrounded by beautiful mature oak trees. This property combines rustic charm with functional features, making a great option to call home. Step inside to a spacious living room highlighted by a cozy wood-burning stove, perfect for gathering. The home offers three bedrooms and two full baths, along with a bonus room that can easily serve as a home office, gym, or extra sitting area- to suit your needs. The kitchen and bedrooms feature built-ins, providing ample storage throughout the home. Enjoy outdoor living with an inviting bar area designed for entertaining, plus a small storage building and covered parking for added convenience. Property Highlights: 3 Bedrooms | 2 Baths | Bonus Room 2,526 Sq. Ft. of living space Ranch-style, single-story layout Wood-burning stove in the living room Built-ins in every bedroom & abundant storage Outdoor bar area, storage building & covered parking New 4 ton HVAC system Mature oak trees creating a serene setting Don’t miss the opportunity to own this spacious Pleasanton home with great indoor and outdoor spaces. Schedule your private showing today!

Key facts

• Mature oak trees
• Covered parking
• Storage building

Tags

• WOOD BURNING STOVE
• OUTDOOR BAR AREA
• STORAGE BUILDING
• COVERED PARKING
• MATURE OAK TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (17.9% below list).
• Recommended offer: $164k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 243 active listings in the ZIP; 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 $6k 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 110 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 14y ago; this cycle's ask has dropped $40k (17%) 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 $164,285 (17.9% 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 110 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 10.1

CMA / ARV

• ARV (median comp): $270,258
• List price: $200,000
• Delta: -26.00%
• 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
1104 Cardinal	0.50mi	4/2.5 (+1)	2,659 (+5%)	2mo	$425,000	$160	61
1601 Clover Rdg	0.57mi	3/2.5	2,260 (-10%)	4mo	$525,000	$232	53
1233 Oakcrest	0.36mi	4/3.0 (+1)	2,808 (+11%)	8mo	$399,900	$142	51
1130 Cardinal Dr	0.44mi	4/2.0 (+1)	2,304 (-9%)	14mo	$295,000	$128	46
309 Lantana Ln	0.34mi	3/2.0	2,172 (-14%)	16mo	$269,500	$124	46
218 Iron Gate	0.50mi	4/3.0 (+1)	2,167 (-14%)	1mo	$365,000	$168	45
305 Iron Gate	0.54mi	4/3.0 (+1)	2,165 (-14%)	1mo	$365,000	$169	43
207 Valley Frg	0.60mi	4/3.0 (+1)	2,212 (-12%)	5mo	$396,500	$179	41
200 Valley Frg	0.56mi	4/3.0 (+1)	2,183 (-14%)	5mo	$370,000	$169	40
1621 Clover Rdg	0.63mi	4/2.0 (+1)	2,259 (-11%)	12mo	$450,000	$199	36
219 Valley Frg	0.59mi	4/3.0 (+1)	2,201 (-13%)	11mo	$388,000	$176	35
203 Valley Frg	0.60mi	4/3.0 (+1)	2,212 (-12%)	15mo	$399,500	$181	32

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-40,466
• Equity at exit: $29,821

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-45,469
• Equity at exit: $17,292

Cash invested: $56,000 (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: 243
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$293 /mo · $3,516/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-127

Break-even live

Break-even rent $1,804

Max offer price $177,511

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-71	+0% $-127	+5% $-184	+10% $-241
Rent	-10% $-257	-5% $-192	+0% $-127	+5% $-62	+10% $2
Rate	-1.0pp $-27	-0.5pp $-76	base $-127	+0.5pp $-179	+1.0pp $-232

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-21
   days on market $200,000 Active 110 DOM
2. 2026-06-18
   days on market $200,000 Active 107 DOM
3. 2026-06-17
   days on market $200,000 Active 106 DOM
4. 2026-06-16
   days on market $200,000 Active 105 DOM
5. 2026-06-15
   days on market $200,000 Active 104 DOM
6. 2026-06-13
   days on market $200,000 Active 102 DOM
7. 2026-06-09
   days on market $200,000 Active 98 DOM
8. 2026-06-08
   days on market $200,000 Active 97 DOM
9. 2026-06-07
   days on market $200,000 Active 96 DOM
10. 2026-06-04
    days on market $200,000 Active 93 DOM
11. 2026-06-03
    days on market $200,000 Active 92 DOM
12. 2026-06-02
    days on market $200,000 Active 91 DOM
13. 2026-06-01
    days on market $200,000 Active 90 DOM
14. 2026-05-31
    days on market $200,000 Active 89 DOM
15. 2026-04-16
    price $200,000 1221-char remark

    Show marketing remark (1221 chars)

    Welcome to this charming one-story ranch-style home offering 2,526 sq. ft. of comfortable living space surrounded by beautiful mature oak trees. This property combines rustic charm with functional features, making a great option to call home. Step inside to a spacious living room highlighted by a cozy wood-burning stove, perfect for gathering. The home offers three bedrooms and two full baths, along with a bonus room that can easily serve as a home office, gym, or extra sitting area- to suit your needs. The kitchen and bedrooms feature built-ins, providing ample storage throughout the home. Enjoy outdoor living with an inviting bar area designed for entertaining, plus a small storage building and covered parking for added convenience. Property Highlights: 3 Bedrooms | 2 Baths | Bonus Room 2,526 Sq. Ft. of living space Ranch-style, single-story layout Wood-burning stove in the living room Built-ins in every bedroom & abundant storage Outdoor bar area, storage building & covered parking New 4 ton HVAC system Mature oak trees creating a serene setting Don’t miss the opportunity to own this spacious Pleasanton home with great indoor and outdoor spaces. Schedule your private showing today!

16. 2026-03-03
    listed $239,900 Active 1221-char remark

    Show marketing remark (1221 chars)

    Welcome to this charming one-story ranch-style home offering 2,526 sq. ft. of comfortable living space surrounded by beautiful mature oak trees. This property combines rustic charm with functional features, making a great option to call home. Step inside to a spacious living room highlighted by a cozy wood-burning stove, perfect for gathering. The home offers three bedrooms and two full baths, along with a bonus room that can easily serve as a home office, gym, or extra sitting area- to suit your needs. The kitchen and bedrooms feature built-ins, providing ample storage throughout the home. Enjoy outdoor living with an inviting bar area designed for entertaining, plus a small storage building and covered parking for added convenience. Property Highlights: 3 Bedrooms | 2 Baths | Bonus Room 2,526 Sq. Ft. of living space Ranch-style, single-story layout Wood-burning stove in the living room Built-ins in every bedroom & abundant storage Outdoor bar area, storage building & covered parking New 4 ton HVAC system Mature oak trees creating a serene setting Don’t miss the opportunity to own this spacious Pleasanton home with great indoor and outdoor spaces. Schedule your private showing today!

17. 2026-01-09
    price $240,000
18. 2025-11-03
    listed $260,000 Active
19. 2025-11-01
    historical
20. 2025-10-15
    price $260,000
21. 2025-07-25
    listed $279,900 Active
22. 2022-03-11
    soldstatus Sold
23. 2022-02-15
    status Pending
24. 2022-02-02
    historical Active Option
25. 2022-01-14
    status Back on Market
26. 2022-01-10
    historical Active Option
27. 2021-12-16
    status Back on Market
28. 2021-12-13
    historical Active Option
29. 2021-11-02
    price $185,000
30. 2021-10-12
    price $199,000
31. 2021-10-03
    status Back on Market
32. 2021-10-01
    historical Active Option
33. 2021-09-24
    status Back on Market
34. 2021-09-14
    status Pending
35. 2021-08-06
    historical Active Option
36. 2021-07-13
    listed $209,000 New
37. 2019-06-05
    historical
38. 2019-05-07
    price $179,500
39. 2019-03-26
    price $184,900
40. 2018-11-03
    listed $189,900 New
41. 2018-09-30
    historical
42. 2018-07-31
    price $189,000
43. 2018-06-19
    price $195,000
44. 2018-06-06
    price $199,995
45. 2018-05-08
    price $205,000
46. 2018-03-22
    listed $215,000 New
47. 2013-08-21
    historical
48. 2013-07-09
    soldstatus
49. 2012-08-23
    listed $160,000

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,516 · $293/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$144/yr (+$12/mo · 4.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $19,714
• − Mortgage interest: −$11,203
• − Property taxes: −$3,516
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$5,818
• Taxable loss: −$4,977
• Est. tax savings @ 24.0%: +$1,195
• After-tax cash flow: $-333/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.

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

+25.0% since first listed

35 events — show timeline

• 2026-04-16 Price Changed $200,000 CBMLS
• 2026-03-03 Listed $239,900 CBMLS
• 2026-01-09 Price Changed $240,000 CBMLS
• 2025-11-03 Listed $260,000 CBMLS
• 2025-11-01 Delisted — CBMLS
• 2025-10-15 Price Changed $260,000 CBMLS
• 2025-07-25 Listed $279,900 CBMLS
• 2022-03-11 Sold (MLS) — LERA
• 2022-02-15 Pending — LERA
• 2022-02-02 Contingent — LERA
• 2022-01-14 Relisted — LERA
• 2022-01-10 Contingent — LERA
• 2021-12-16 Relisted — LERA
• 2021-12-13 Contingent — LERA
• 2021-11-02 Price Changed $185,000 LERA
• 2021-10-12 Price Changed $199,000 LERA
• 2021-10-03 Relisted — LERA
• 2021-10-01 Contingent — LERA
• 2021-09-24 Relisted — LERA
• 2021-09-14 Pending — LERA
• 2021-08-06 Contingent — LERA
• 2021-07-13 Listed $209,000 LERA
• 2019-06-05 Listing Removed — LERA
• 2019-05-07 Price Changed $179,500 LERA
• 2019-03-26 Price Changed $184,900 LERA
• 2018-11-03 Listed $189,900 LERA
• 2018-09-30 Listing Removed — LERA
• 2018-07-31 Price Changed $189,000 LERA
• 2018-06-19 Price Changed $195,000 LERA
• 2018-06-06 Price Changed $199,995 LERA
• 2018-05-08 Price Changed $205,000 LERA
• 2018-03-22 Listed $215,000 LERA
• 2013-08-21 Listing Removed — LERA
• 2013-07-09 Sold (Public Records) — Public Records
• 2012-08-23 Listed $160,000 LERA

Property tax history

+1.9%/yr

Latest (2025): $3,516 · -8.4% YoY. Source: county tax records.