Sentosa Plan · Pleasanton, TX 78064

$190,898

4 bd · 2.0 ba · 1,575 sqft · SingleFamily · 502 Days on market

Excellent condition ↓ 10% since listing

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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).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cottage is a collection of new single-family homes for sale at the Pleasanton Meadows masterplan in Pleasanton, TX. Located south of San Antonio, this community offers great value and a prime location close to recreation at Atascosa River Park and Pleasanton Country Club. The community offers proximity to Highway 97 and 281, providing quick commutes to downtown San Antonio. Children will have access to the Pleasanton Independent School District.

Key facts

• Atascosa river park
• 2 garage spots
• Listed 502 days

Tags

• PLEASANTON MEADOWS MASTERPLAN
• ATASCOSA RIVER PARK
• PLEASANTON COUNTRY CLUB
• PROXIMITY TO HIGHWAY 97
• PROXIMITY TO HIGHWAY 281

🏗️ New construction. The $190,898 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 4-bed/2.0-bath single-family listed at $191k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (13.1% below list).
• Recommended offer: $166k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 145d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% 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 502 days — a 12% lower offer ($168k) 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 $165,805 (13.1% 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 502 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.75% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $221,896
• List price: $190,898
• Delta: -13.97%
• 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
120 Bronco Rdg	0.26mi	4/2.0	1,575 (0%)	1mo	$176,998	$112	87
160 Bronco Rdg	0.35mi	4/2.0	1,575 (0%)	1mo	$176,998	$112	83
141 Wrangler Ct	0.22mi	3/2.0 (-1)	1,650 (+5%)	0mo	$191,999	$116	77
133 Wrangler Ct	0.22mi	3/2.0 (-1)	1,502 (-5%)	0mo	$188,999	$126	76
121 Wrangler Ct	0.23mi	3/2.0 (-1)	1,650 (+5%)	1mo	$200,999	$122	76
124 Rawhide Rdg	0.38mi	4/3.0	1,657 (+5%)	1mo	$201,999	$122	69
137 Wrangler Ct	0.22mi	4/3.0	1,788 (+14%)	0mo	$211,999	$119	63
153 Wrangler Ct	0.21mi	4/3.0	1,788 (+14%)	1mo	$216,999	$121	63
140 Bronco Rdg	0.30mi	3/2.0 (-1)	1,402 (-11%)	0mo	$171,999	$123	62
1704 Vista View Dr	0.32mi	3/2.0 (-1)	1,759 (+12%)	0mo	$358,000	$204	60
160 Rawhide Rdg	0.36mi	3/2.0 (-1)	1,402 (-11%)	1mo	$166,999	$119	59
128 Rawhide Rdg	0.38mi	4/3.0	1,795 (+14%)	1mo	$222,999	$124	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: -23.6%
• Equity multiple: 0.19×
• Total profit: $-50,173
• Equity at exit: $33,085

10-year hold

• IRR: -18.4%
• Equity multiple: 0.00×
• Total profit: $-61,927
• 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: 37 active · 57 under contract
• Months of supply: 3.9 mo (26%/mo absorbed)
• Median asking: $205,899 ($132/sqft)
• Median days on market: 153 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +6.9% vs 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: 9.6×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$1,164
• Tax est. 1.5%: −$277 /mo · $3,328/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-224

Break-even live

Break-even rent $1,941

Max offer price $189,539

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-147	+0% $-224	+5% $-300	+10% $-377
Rent	-10% $-355	-5% $-289	+0% $-224	+5% $-158	+10% $-93
Rate	-1.0pp $-112	-0.5pp $-167	base $-224	+0.5pp $-281	+1.0pp $-340

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 12 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 Apt 504 Pleasanton, TX	3.0	1.0	1075	$1,100	$1.02	184d	1	0.70mi
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
213 Circle Ct Pleasanton, TX	3.0	2.0	1679	$1,700	$1.01	47d	1	0.87mi
213 Circle Ct Unit 213 Pleasanton, TX	3.0	2.0	1679	$1,700	$1.01	43d	1	0.87mi
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
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 $190,898 Active 502 DOM
2. 2026-11-07
   days on market $190,898 Active 501 DOM
3. 2026-11-06
   days on market $190,898 Active 500 DOM
4. 2026-11-05
   days on market $190,898 Active 499 DOM
5. 2026-11-04
   days on market $190,898 Active 498 DOM
6. 2026-11-02
   price $190,898 Active 496 DOM
7. 2026-11-02
   days on market $189,898 Active 496 DOM
8. 2026-11-01
   price $189,898 Active 495 DOM
9. 2026-11-01
   days on market $189,548 Active 495 DOM
10. 2026-11-01
    price $189,548 Active 494 DOM
11. 2026-10-31
    days on market $189,223 Active 494 DOM
12. 2026-10-30
    days on market $189,223 Active 493 DOM
13. 2026-10-29
    days on market $189,223 Active 492 DOM
14. 2026-10-28
    days on market $189,223 Active 491 DOM
15. 2026-10-27
    pricedays on market $189,223 Active 490 DOM
16. 2026-10-26
    days on market $188,998 Active 489 DOM
17. 2026-10-26
    days on market $188,998 Active 488 DOM
18. 2026-10-24
    days on market $188,998 Active 487 DOM
19. 2026-10-23
    days on market $188,998 Active 486 DOM
20. 2026-10-22
    days on market $188,998 Active 485 DOM
21. 2026-10-21
    days on market $188,998 Active 484 DOM
22. 2026-10-20
    days on market $188,998 Active 483 DOM
23. 2026-10-19
    days on market $188,998 Active 482 DOM
24. 2026-10-18
    days on market $188,998 Active 481 DOM
25. 2026-10-17
    days on market $188,998 Active 480 DOM
26. 2026-10-16
    days on market $188,998 Active 479 DOM
27. 2026-10-15
    days on market $188,998 Active 478 DOM
28. 2026-10-14
    days on market $188,998 Active 477 DOM
29. 2026-10-13
    days on market $188,998 Active 476 DOM
30. 2026-10-12
    days on market $188,998 Active 475 DOM
31. 2026-10-11
    days on market $188,998 Active 474 DOM
32. 2026-10-10
    days on market $188,998 Active 473 DOM
33. 2026-10-09
    days on market $188,998 Active 472 DOM
34. 2026-10-08
    days on market $188,998 Active 471 DOM
35. 2026-10-07
    days on market $188,998 Active 470 DOM
36. 2026-10-07
    price $188,998 Active 469 DOM
37. 2026-10-06
    days on market $193,998 Active 469 DOM
38. 2026-10-05
    days on market $193,998 Active 468 DOM
39. 2026-10-04
    days on market $193,998 Active 467 DOM
40. 2026-10-04
    days on market $193,998 Active 466 DOM
41. 2026-10-02
    days on market $193,998 Active 465 DOM
42. 2026-10-01
    days on market $193,998 Active 464 DOM
43. 2026-09-30
    days on market $193,998 Active 463 DOM
44. 2026-09-29
    price $193,998 Active 462 DOM
45. 2026-09-29
    days on market $196,998 Active 462 DOM
46. 2026-09-28
    days on market $196,998 Active 461 DOM
47. 2026-09-27
    days on market $196,998 Active 460 DOM
48. 2026-09-25
    days on market $196,998 Active 458 DOM
49. 2026-09-24
    days on market $196,998 Active 457 DOM
50. 2026-09-23
    days on market $196,998 Active 456 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: $19,897
• − Mortgage interest: −$12,430
• − Property taxes: −$3,328
• − Insurance: −$1,109
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$6,455
• Taxable loss: −$6,610
• Est. tax savings @ 24.0%: +$1,586
• After-tax cash flow: $-1,097/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 · 1 photo

Excellent 100/100 None rehab

This single-family home in Pleasanton, TX, is in excellent condition with no visible repairs or maintenance needed. It offers a prime location and is ready for immediate occupancy.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New windows and doors — Enhances energy efficiency and curb appeal ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Pleasanton Pri 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

-9.8% since first listed

9 events — show timeline

• 2026-05-10 Price Changed $193,998 Zillow
• 2026-04-24 Price Changed $193,999 Zillow
• 2026-01-08 Price Changed $198,999 Zillow
• 2025-12-20 Price Changed $203,999 Zillow
• 2025-12-03 Price Changed $206,999 Zillow
• 2025-12-02 Price Changed $209,999 Zillow
• 2025-12-02 Price Changed $206,999 Zillow
• 2025-09-01 Price Changed $209,999 Zillow
• 2025-06-24 Listed $214,999 Zillow