152 Bronco Rdg · Pleasanton, TX 78064

$133,999

3 bd · 2.0 ba · 1,200 sqft · Land · 182 Days on market

Built 2025 4,791 sqft lot $112/sqft · 24% below area Est $176k · 24% under $75/mo HOA · 5% of rent ↓ 18% since listing

---

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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• En-suite bathroom
• Owner's suite

Tags

• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• TWO SECONDARY BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $134k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $926 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.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $117,919 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.04% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (median comp): $176,379
• List price: $133,999
• Delta: -24.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-9,003
• Equity at exit: $19,980

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $8,552
• Equity at exit: $11,586

Cash invested: $37,520 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$703
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$56
• HOA: −$75
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $199

Break-even live

Break-even rent $1,147

Max offer price $133,999

Occupancy floor 81%

Sensitivity live

Price	-10% $275	-5% $237	+0% $199	+5% $162	+10% $124
Rent	-10% $89	-5% $144	+0% $199	+5% $255	+10% $310
Rate	-1.0pp $267	-0.5pp $234	base $199	+0.5pp $165	+1.0pp $129

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Maverick Cv Pleasanton, TX	3.0	2.0	1450	$1,800	$1.24	15d	1	0.18mi
268 Cowboy Rdg Pleasanton, TX	3.0	2.0	1200	$1,525	$1.27	13d	1	0.19mi
701 Oakhaven Rd Unit 901 Pleasanton, TX	2.0	1.0	875	$950	$1.09	44d	1	0.40mi
701 Oakhaven Rd Apt 504 Pleasanton, TX	3.0	1.0	1075	$1,100	$1.02	44d	1	0.40mi
1324 W Goodwin St Pleasanton, TX	2.0	1.0	960	$1,100	$1.15	44d	1	0.58mi
1209 W Goodwin St Pleasanton, TX	2.0	1.0	910	$1,000	$1.10	44d	1	0.71mi
404 High Meadow Dr Pleasanton, TX	3.0	2.0	1428	$1,800	$1.26	18d	1	0.73mi
132 S Mansfield St Unit A Pleasanton, TX	2.0	1.0	910	$1,100	$1.21	44d	1	1.21mi
414 W Johnson St Pleasanton, TX	2.0	1.0	792	$800	$1.01	5d	1	1.34mi
176 W White St Pleasanton, TX	2.0	2.0	1120	$1,100	$0.98	44d	1	1.48mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 37 events

1. 2026-06-18
   days on market $133,999 Active 182 DOM
2. 2026-06-17
   days on market $133,999 Active 181 DOM
3. 2026-06-16
   days on market $133,999 Active 180 DOM
4. 2026-06-15
   days on market $133,999 Active 179 DOM
5. 2026-06-13
   days on market $133,999 Active 177 DOM
6. 2026-06-09
   days on market $133,999 Active 173 DOM
7. 2026-06-08
   days on market $133,999 Active 172 DOM
8. 2026-06-07
   days on market $133,999 Active 171 DOM
9. 2026-06-04
   days on market $133,999 Active 168 DOM
10. 2026-06-03
    days on market $133,999 Active 167 DOM
11. 2026-06-02
    days on market $133,999 Active 166 DOM
12. 2026-06-01
    days on market $133,999 Active 165 DOM
13. 2026-05-31
    days on market $133,999 Active 164 DOM
14. 2026-05-13
    price $133,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

15. 2026-05-09
    price $137,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

16. 2026-04-30
    price $139,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

17. 2026-04-28
    price $140,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

18. 2026-04-22
    price $144,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

19. 2026-04-17
    price $145,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

20. 2026-04-09
    price $151,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

21. 2026-03-28
    price $152,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

22. 2026-03-25
    price $154,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

23. 2026-03-18
    price $155,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

24. 2026-03-04
    price $128,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

25. 2026-02-28
    price $129,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

26. 2026-02-24
    price $133,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

27. 2026-02-18
    price $134,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

28. 2026-02-06
    price $139,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

29. 2026-01-31
    price $141,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

30. 2026-01-27
    price $148,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

31. 2026-01-21
    price $149,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

32. 2026-01-09
    price $151,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

33. 2026-01-07
    price $152,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

34. 2026-01-03
    price $153,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

35. 2025-12-28
    price $154,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

36. 2025-12-21
    price $155,999 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

37. 2025-12-04
    listed $162,999 New 430-char remark

    Show marketing remark (430 chars)

    The Chappell - This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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 at the front of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

ⓘ 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: $869 · $72/mo
• Projected year-2 tax: $2,452 · $204/mo
• Expected delta: +$1,583/yr (+$132/mo · 182.3%)

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

Taxation est. · year 1

• Rental income: $16,790
• − Mortgage interest: −$7,506
• − Property taxes: −$869
• − Insurance: −$670
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − HOA: −$900
• − Depreciation: −$3,898
• Taxable income: $261
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $2,331/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

• 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

-17.8% since first listed

24 events — show timeline

• 2026-05-13 Price Changed $133,999 LERA
• 2026-05-09 Price Changed $137,999 LERA
• 2026-04-30 Price Changed $139,999 LERA
• 2026-04-28 Price Changed $140,999 LERA
• 2026-04-22 Price Changed $144,999 LERA
• 2026-04-17 Price Changed $145,999 LERA
• 2026-04-09 Price Changed $151,999 LERA
• 2026-03-28 Price Changed $152,999 LERA
• 2026-03-25 Price Changed $154,999 LERA
• 2026-03-18 Price Changed $155,999 LERA
• 2026-03-04 Price Changed $128,999 LERA
• 2026-02-28 Price Changed $129,999 LERA
• 2026-02-24 Price Changed $133,999 LERA
• 2026-02-18 Price Changed $134,999 LERA
• 2026-02-06 Price Changed $139,999 LERA
• 2026-01-31 Price Changed $141,999 LERA
• 2026-01-27 Price Changed $148,999 LERA
• 2026-01-21 Price Changed $149,999 LERA
• 2026-01-09 Price Changed $151,999 LERA
• 2026-01-07 Price Changed $152,999 LERA
• 2026-01-03 Price Changed $153,999 LERA
• 2025-12-28 Price Changed $154,999 LERA
• 2025-12-21 Price Changed $155,999 LERA
• 2025-12-04 Listed $162,999 LERA