Idlewood Plan · Pleasanton, TX 78064

$185,999

3 bd · 2.0 ba · 1,411 sqft · SingleFamily · 77 Days on market

Excellent condition 2-car garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.6/30.0
• Schools +5.5/10.0
• Condition / age +5.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

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

• 2 garage spots
• Listed 76 days

🏗️ New construction. The $185,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $222,682.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $186k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (20.2% below list).
• Recommended offer: $148k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.4% in Pleasanton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 290 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% 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 77 days — a 6% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,478 (20.2% 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 77 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.67% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.04%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $222,682
• List price: $185,999
• Delta: -16.47%
• 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
124 Horseshoe Trl	0.14mi	3/2.0	1,450 (+3%)	2mo	$135,000	$93	87
133 Bronco Rdg	0.28mi	3/2.0	1,380 (-2%)	2mo	$141,999	$103	82
186 Bronco Rdg	0.40mi	3/2.0	1,411 (0%)	2mo	$168,999	$120	80
156 Rawhide Rdg	0.36mi	3/2.0	1,510 (+7%)	2mo	$213,999	$142	70
117 Bronco Rdg	0.25mi	3/2.0	1,266 (-10%)	2mo	$169,999	$134	69
176 Bronco Rdg	0.38mi	4/2.0 (+1)	1,500 (+6%)	2mo	$155,999	$104	65
1924 Vista Vw	0.28mi	3/2.0	1,612 (+14%)	2mo	$319,000	$198	61
121 Bronco Rdg	0.26mi	4/2.0 (+1)	1,600 (+13%)	1mo	$178,999	$112	60
145 Bronco Rdg	0.30mi	4/2.0 (+1)	1,600 (+13%)	0mo	$176,999	$111	58
152 Bronco Rdg	0.33mi	3/2.0	1,200 (-15%)	2mo	$133,999	$112	58
190 Bronco Rdg	0.41mi	4/2.0 (+1)	1,575 (+12%)	2mo	$177,998	$113	55
172 Bronco Rdg	0.37mi	4/2.0 (+1)	1,600 (+13%)	2mo	$186,999	$117	54

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: -28.5%
• Equity multiple: 0.05×
• Total profit: $-59,368
• Equity at exit: $33,203

10-year hold

• IRR: -27.9%
• Equity multiple: -0.31×
• Total profit: $-81,616
• Equity at exit: $19,253

Cash invested: $62,351 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 19 under contract
• Months of supply: 6.2 mo (16%/mo absorbed)
• Median asking: $183,999 ($125/sqft)
• Median days on market: 123 d
• This list price: 53% of active listings are priced below it
• ARV vs active asking: +26.3% above 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: 290
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$1,168
• Tax est. 1.5%: −$278 /mo · $3,340/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-366

Break-even live

Break-even rent $1,948

Max offer price $169,731

Occupancy floor —

Sensitivity live

Price	-10% $-212	-5% $-289	+0% $-366	+5% $-443	+10% $-520
Rent	-10% $-483	-5% $-425	+0% $-366	+5% $-307	+10% $-249
Rate	-1.0pp $-254	-0.5pp $-309	base $-366	+0.5pp $-424	+1.0pp $-482

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: $55,671
• Closing costs: $6,680
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Horseshoe Trl Pleasanton, TX	3.0	2.0	1450	$1,450	$1.00	30d	1	0.14mi
140 Maverick Cv Pleasanton, TX	3.0	2.0	1450	$1,800	$1.24	64d	1	0.20mi
268 Cowboy Rdg Pleasanton, TX	3.0	2.0	1200	$1,525	$1.27	61d	1	0.38mi
701 Oakhaven Rd Apt 504 Pleasanton, TX	3.0	1.0	1075	$1,100	$1.02	93d	1	0.70mi
701 Oakhaven Rd Unit 505 Pleasanton, TX	2.0	1.0	875	$950	$1.09	42d	1	0.70mi
701 Oakhaven Rd Unit 901 Pleasanton, TX	2.0	1.0	875	$950	$1.09	93d	1	0.70mi
701 Oakhaven Rd Unit 501 Pleasanton, TX	2.0	1.0	875	$950	$1.09	17d	1	0.70mi
821 Nancy Ln Unit A Pleasanton, TX	2.0	1.5	1049	$1,050	$1.00	11d	1	0.82mi
211 Circle Ct Pleasanton, TX	3.0	2.0	1678	$1,700	$1.01	53d	1	0.86mi
211 Circle Ct Unit 211 Pleasanton, TX	3.0	2.0	1679	$1,700	$1.01	60d	1	0.87mi
223 Circle Ct #223 Pleasanton, TX	2.0	1.5	1544	$1,600	$1.04	73d	1	0.87mi
1324 W Goodwin St Pleasanton, TX	2.0	1.0	960	$1,100	$1.15	93d	1	0.92mi
2712 Woodland Dr Pleasanton, TX	3.0	2.0	1567	$1,800	$1.15	31d	1	0.97mi
404 High Meadow Dr Pleasanton, TX	3.0	2.0	1428	$1,800	$1.26	67d	1	1.04mi
1209 W Goodwin St Pleasanton, TX	2.0	1.0	910	$1,000	$1.10	93d	1	1.06mi
926 Hillcrest Dr Pleasanton, TX	3.0	2.0	1770	$1,900	$1.07	18d	1	1.28mi

Property features AI

Finance

• Other: Address: 105 Cowboy Rdg, Pleasanton, TX 78064Inventory type: Plan
• Financial info: List price $184,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Idlewood)
• Exterior features: Living area 1,411

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Plan: IdlewoodActive listing

Listing history 50 events

1. 2026-08-08
   days on market $185,999 Active 77 DOM
2. 2026-08-06
   days on market $185,999 Active 75 DOM
3. 2026-08-05
   days on market $185,999 Active 74 DOM
4. 2026-08-04
   days on market $185,999 Active 73 DOM
5. 2026-08-03
   days on market $185,999 Active 72 DOM
6. 2026-07-31
   days on market $185,999 Active 69 DOM
7. 2026-07-30
   days on market $185,999 Active 67 DOM
8. 2026-07-28
   days on market $185,999 Active 66 DOM
9. 2026-07-26
   days on market $185,999 Active 64 DOM
10. 2026-07-24
    days on market $185,999 Active 62 DOM
11. 2026-07-23
    days on market $185,999 Active 61 DOM
12. 2026-07-22
    days on market $185,999 Active 60 DOM
13. 2026-07-21
    days on market $185,999 Active 59 DOM
14. 2026-07-20
    days on market $185,999 Active 58 DOM
15. 2026-07-18
    days on market $185,999 Active 56 DOM
16. 2026-07-18
    days on market $185,999 Active 55 DOM
17. 2026-07-16
    days on market $185,999 Active 54 DOM
18. 2026-07-15
    days on market $185,999 Active 53 DOM
19. 2026-07-14
    days on market $185,999 Active 52 DOM
20. 2026-07-13
    days on market $185,999 Active 51 DOM
21. 2026-07-13
    days on market $185,999 Active 50 DOM
22. 2026-07-11
    days on market $185,999 Active 49 DOM
23. 2026-07-10
    days on market $185,999 Active 48 DOM
24. 2026-07-09
    days on market $185,999 Active 47 DOM
25. 2026-07-07
    days on market $185,999 Active 45 DOM
26. 2026-07-06
    price $185,999 Active 44 DOM
27. 2026-07-06
    days on market $183,999 Active 44 DOM
28. 2026-07-05
    days on market $183,999 Active 43 DOM
29. 2026-07-03
    days on market $183,999 Active 41 DOM
30. 2026-07-02
    days on market $183,999 Active 40 DOM
31. 2026-07-01
    days on market $183,999 Active 39 DOM
32. 2026-06-30
    days on market $183,999 Active 38 DOM
33. 2026-06-29
    days on market $183,999 Active 37 DOM
34. 2026-06-28
    days on market $183,999 Active 36 DOM
35. 2026-06-27
    days on market $183,999 Active 35 DOM
36. 2026-06-26
    days on market $183,999 Active 34 DOM
37. 2026-06-24
    days on market $183,999 Active 32 DOM
38. 2026-06-22
    days on market $183,999 Active 30 DOM
39. 2026-06-21
    days on market $183,999 Active 29 DOM
40. 2026-06-18
    days on market $183,999 Active 26 DOM
41. 2026-06-17
    days on market $183,999 Active 25 DOM
42. 2026-06-16
    days on market $183,999 Active 24 DOM
43. 2026-06-15
    days on market $183,999 Active 23 DOM
44. 2026-06-13
    days on market $183,999 Active 21 DOM
45. 2026-06-09
    days on market $183,999 Active 17 DOM
46. 2026-06-08
    days on market $183,999 Active 16 DOM
47. 2026-06-07
    days on market $183,999 Active 15 DOM
48. 2026-06-04
    pricedays on market $183,999 Active 12 DOM
49. 2026-06-03
    days on market $184,999 Active 11 DOM
50. 2026-06-02
    days on market $184,999 Active 10 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 4/10 Moderate
• 🌡 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: $17,817
• − Mortgage interest: −$12,474
• − Property taxes: −$3,340
• − Insurance: −$1,113
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$6,478
• Taxable loss: −$8,439
• Est. tax savings @ 24.0%: +$2,025
• After-tax cash flow: $-2,366/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 home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from a fresh coat of paint and landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value ↑
• Rental HVAC maintenance and tune-up — Improves comfort and energy efficiency ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Pleasanton Pri 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%
• 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%

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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

Property features AI

Finance

• Other: Address: 105 Cowboy Rdg, Pleasanton, TX 78064Inventory type: Plan
• Financial info: List price $184,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Idlewood)
• Exterior features: Living area 1,411

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Plan: IdlewoodActive listing