310 Duck · Pleasanton, TX 78064

$127,500

2 bd · 2.0 ba · 1,088 sqft · Townhouse public records · 386 Days on market

Built 2008 5,009 sqft lot ↓ 6% 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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.0/10.0
• 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

This beautifully maintained 2-bedroom, 2-bath home offers comfort, character, and convenience all in one. Step inside to find a spacious living area filled with natural light, a functional kitchen with ample storage, and generously sized bedrooms that provide the perfect retreat. The second full bathroom adds extra flexibility for guests or a growing family. Nestled in a quiet neighborhood close to schools, shopping, and local dining, this home is ideal for first-time buyers, small families, or anyone looking to downsize without sacrificing comfort. With a motivated seller and great location, this gem won't last long-schedule your showing today!

Key facts

• 5,009 sq ft lot
• Built 2008
• Listed 385 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $128k.

Deal economics

• At list price, monthly cash flow is $24 ($285/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (10.3% below list).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $882 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 386 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $112,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 386 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.90% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 9.3

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-19,130
• Equity at exit: $19,011

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-14,642
• Equity at exit: $11,024

Cash invested: $35,700 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$669
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$53
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $24

Break-even live

Break-even rent $1,113

Max offer price $127,500

Occupancy floor 93%

Sensitivity live

Price	-10% $96	-5% $60	+0% $24	+5% $-12	+10% $-48
Rent	-10% $-67	-5% $-21	+0% $24	+5% $69	+10% $114
Rate	-1.0pp $88	-0.5pp $56	base $24	+0.5pp $-9	+1.0pp $-43

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 W Johnson St Pleasanton, TX	2.0	1.0	792	$800	$1.01	6d	1	0.42mi
132 S Mansfield St Unit A Pleasanton, TX	2.0	1.0	910	$1,100	$1.21	45d	1	0.62mi
176 W White St Pleasanton, TX	2.0	2.0	1120	$1,100	$0.98	45d	1	0.63mi
404 High Meadow Dr Pleasanton, TX	3.0	2.0	1428	$1,800	$1.26	19d	1	0.76mi
1101 4th St Pleasanton, TX	2.0	2.0	1077	$1,125	$1.04	45d	1	0.76mi
613 Market St Pleasanton, TX	2.0	2.0	1077	$1,200	$1.11	45d	1	0.77mi
1209 W Goodwin St Pleasanton, TX	2.0	1.0	910	$1,000	$1.10	45d	1	0.81mi
631 Commerce St Pleasanton, TX	3.0	2.0	1324	$1,500	$1.13	45d	1	0.82mi
541 Dallas St Unit B Pleasanton, TX	3.0	1.5	1080	$1,000	$0.93	25d	1	0.85mi
1324 W Goodwin St Pleasanton, TX	2.0	1.0	960	$1,100	$1.15	45d	1	0.90mi
701 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	45d	1	0.96mi
723 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	25d	1	0.99mi
723 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	0d	1	0.99mi
701 Oakhaven Rd Unit 901 Pleasanton, TX	2.0	1.0	875	$950	$1.09	45d	1	1.45mi
701 Oakhaven Rd Apt 504 Pleasanton, TX	3.0	1.0	1075	$1,100	$1.02	45d	1	1.45mi

Listing history 21 events

1. 2026-06-21
   days on market $127,500 Active 386 DOM
2. 2026-06-18
   days on market $127,500 Active 383 DOM
3. 2026-06-17
   days on market $127,500 Active 382 DOM
4. 2026-06-16
   days on market $127,500 Active 381 DOM
5. 2026-06-15
   days on market $127,500 Active 380 DOM
6. 2026-06-13
   days on market $127,500 Active 378 DOM
7. 2026-06-09
   statusdays on market $127,500 Active 374 DOM
8. 2026-06-08
   days on market $127,500 Back on Market 373 DOM
9. 2026-06-07
   days on market $127,500 Back on Market 372 DOM
10. 2026-06-04
    days on market $127,500 Back on Market 369 DOM
11. 2026-06-03
    days on market $127,500 Back on Market 368 DOM
12. 2026-06-02
    days on market $127,500 Back on Market 367 DOM
13. 2026-06-01
    days on market $127,500 Back on Market 366 DOM
14. 2026-05-31
    days on market $127,500 Back on Market 365 DOM
15. 2026-04-22
    status Pending
16. 2026-03-07
    historical Active Option
17. 2025-07-01
    price $127,500
18. 2025-05-16
    price $128,000
19. 2025-04-24
    listed $130,000 New
20. 2025-04-16
    historical
21. 2025-02-13
    listed $135,000 New

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $2,333 · $194/mo
• Expected delta: +$1,237/yr (+$103/mo · 112.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 75% 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: $13,722
• − Mortgage interest: −$7,142
• − Property taxes: −$1,096
• − Insurance: −$1,435
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$3,709
• Taxable loss: −$1,856
• Est. tax savings @ 24.0%: +$445
• After-tax cash flow: $731/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

-5.6% since first listed

7 events — show timeline

• 2026-04-22 Pending — LERA
• 2026-03-07 Contingent — LERA
• 2025-07-01 Price Changed $127,500 LERA
• 2025-05-16 Price Changed $128,000 LERA
• 2025-04-24 Listed $130,000 LERA
• 2025-04-16 Listing Removed — LERA
• 2025-02-13 Listed $135,000 LERA

Property tax history

+2.6%/yr

Latest (2025): $1,096 · -14.9% YoY. Source: county tax records.