Idlewood Plan · Pleasanton, TX 78064

$185,899

3 bd · 2.0 ba · 1,411 sqft · SingleFamily · 169 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 +7.0/30.0
• Schools +5.5/10.0
• Condition / age +5.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• 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 168 days

🏗️ New construction. The $185,899 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 3-bed/2.0-bath single-family listed at $186k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (17.7% below list).
• Recommended offer: $153k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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; 24 comparable units currently listed for rent nearby; rentals lingering (median 122d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 169 days — a 12% lower offer ($164k) 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 $153,039 (17.7% 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 169 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.69% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.27%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $221,896
• List price: $185,899
• Delta: -16.22%
• 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
125 Bronco Rdg	0.27mi	3/2.0	1,411 (0%)	2mo	$169,999	$120	86
116 Bronco Rdg	0.25mi	3/2.0	1,402 (-1%)	3mo	$169,999	$121	85
140 Bronco Rdg	0.30mi	3/2.0	1,402 (-1%)	0mo	$171,999	$123	85
160 Rawhide Rdg	0.36mi	3/2.0	1,402 (-1%)	1mo	$166,999	$119	81
133 Wrangler Ct	0.22mi	3/2.0	1,502 (+6%)	0mo	$188,999	$126	78
161 Wrangler Ct	0.21mi	3/2.0	1,502 (+6%)	2mo	$196,999	$131	77
140 Rawhide Rdg	0.37mi	3/2.0	1,510 (+7%)	3mo	$183,999	$122	69
124 Bronco Rdg	0.27mi	3/2.0	1,266 (-10%)	2mo	$158,999	$126	68
120 Bronco Rdg	0.26mi	4/2.0 (+1)	1,575 (+12%)	1mo	$176,998	$112	63
108 Bronco Rdg	0.24mi	3/2.0	1,200 (-15%)	3mo	$142,999	$119	62
160 Bronco Rdg	0.35mi	4/2.0 (+1)	1,575 (+12%)	1mo	$176,998	$112	58
145 Bronco Rdg	0.30mi	4/2.0 (+1)	1,600 (+13%)	3mo	$176,999	$111	56

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: -27.1%
• Equity multiple: 0.09×
• Total profit: $-56,599
• Equity at exit: $33,085

10-year hold

• IRR: -24.8%
• Equity multiple: -0.22×
• Total profit: $-75,801
• 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: 25 active · 37 under contract
• Months of supply: 3.9 mo (25%/mo absorbed)
• Median asking: $183,999 ($122/sqft)
• Median days on market: 166 d
• This list price: 52% of active listings are priced below it
• ARV vs active asking: +29.1% 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: 373
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$1,164
• Tax est. 1.5%: −$277 /mo · $3,328/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-324

Break-even live

Break-even rent $1,941

Max offer price $174,945

Occupancy floor —

Sensitivity live

Price	-10% $-171	-5% $-248	+0% $-324	+5% $-401	+10% $-478
Rent	-10% $-445	-5% $-385	+0% $-324	+5% $-264	+10% $-204
Rate	-1.0pp $-213	-0.5pp $-268	base $-324	+0.5pp $-382	+1.0pp $-440

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 24 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 Unit 501 Pleasanton, TX	2.0	1.0	875	$950	$1.09	108d	1	0.70mi
701 Oakhaven Rd Apt 504 Pleasanton, TX	3.0	1.0	1075	$1,100	$1.02	184d	1	0.70mi
701 Oakhaven Rd Unit 901 Pleasanton, TX	2.0	1.0	875	$950	$1.09	184d	1	0.70mi
701 Oakhaven Rd Unit 703 Pleasanton, TX	2.0	1.0	875	$950	$1.09	20d	1	0.70mi
701 Oakhaven Rd Unit 502 Pleasanton, TX	2.0	1.0	875	$950	$1.09	37d	1	0.70mi
701 Oakhaven Rd Unit 505 Pleasanton, TX	2.0	1.0	875	$950	$1.09	134d	1	0.70mi
119 Circle Ct Apt 102 Pleasanton, TX	2.0	2.0	968	$1,395	$1.44	0d	1	0.80mi
821 Nancy Ln Unit A Pleasanton, TX	2.0	1.5	1049	$1,050	$1.00	103d	1	0.82mi
119 Circle Ct Unit 122 Pleasanton, TX	2.0	2.0	995	$1,250	$1.26	55d	1	0.83mi
215 Circle Ct Unit 215 Pleasanton, TX	2.0	1.5	1544	$1,600	$1.04	0d	1	0.86mi
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
223 Circle Ct #223 Pleasanton, TX	2.0	1.5	1544	$1,600	$1.04	164d	1	0.87mi
213 Circle Ct Unit 213 Pleasanton, TX	3.0	2.0	1679	$1,700	$1.01	43d	1	0.87mi
213 Circle Ct Pleasanton, TX	3.0	2.0	1679	$1,700	$1.01	47d	1	0.87mi
1324 W Goodwin St Pleasanton, TX	2.0	1.0	960	$1,100	$1.15	35d	1	0.92mi
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
1209 W Goodwin St Pleasanton, TX	2.0	1.0	910	$1,000	$1.10	184d	1	1.06mi
926 Hillcrest Dr Pleasanton, TX	3.0	2.0	1770	$1,900	$1.07	109d	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. 2026-11-08
   days on market $185,899 Active 169 DOM
2. 2026-11-07
   days on market $185,899 Active 168 DOM
3. 2026-11-06
   days on market $185,899 Active 167 DOM
4. 2026-11-05
   days on market $185,899 Active 166 DOM
5. 2026-11-04
   days on market $185,899 Active 165 DOM
6. 2026-11-02
   price $185,899 Active 163 DOM
7. 2026-11-02
   days on market $184,899 Active 163 DOM
8. 2026-11-01
   price $184,899 Active 162 DOM
9. 2026-11-01
   days on market $184,549 Active 162 DOM
10. 2026-11-01
    price $184,549 Active 161 DOM
11. 2026-10-31
    days on market $184,224 Active 161 DOM
12. 2026-10-30
    days on market $184,224 Active 160 DOM
13. 2026-10-29
    days on market $184,224 Active 159 DOM
14. 2026-10-28
    days on market $184,224 Active 158 DOM
15. 2026-10-27
    pricedays on market $184,224 Active 157 DOM
16. 2026-10-26
    days on market $183,999 Active 156 DOM
17. 2026-10-26
    days on market $183,999 Active 155 DOM
18. 2026-10-24
    days on market $183,999 Active 154 DOM
19. 2026-10-23
    days on market $183,999 Active 153 DOM
20. 2026-10-22
    days on market $183,999 Active 152 DOM
21. 2026-10-21
    days on market $183,999 Active 151 DOM
22. 2026-10-20
    days on market $183,999 Active 150 DOM
23. 2026-10-19
    days on market $183,999 Active 149 DOM
24. 2026-10-18
    days on market $183,999 Active 148 DOM
25. 2026-10-17
    days on market $183,999 Active 147 DOM
26. 2026-10-16
    days on market $183,999 Active 146 DOM
27. 2026-10-15
    days on market $183,999 Active 145 DOM
28. 2026-10-14
    days on market $183,999 Active 144 DOM
29. 2026-10-13
    days on market $183,999 Active 143 DOM
30. 2026-10-12
    days on market $183,999 Active 142 DOM
31. 2026-10-11
    days on market $183,999 Active 141 DOM
32. 2026-10-10
    days on market $183,999 Active 140 DOM
33. 2026-10-09
    days on market $183,999 Active 139 DOM
34. 2026-10-08
    days on market $183,999 Active 138 DOM
35. 2026-10-07
    days on market $183,999 Active 137 DOM
36. 2026-10-07
    price $183,999 Active 136 DOM
37. 2026-10-06
    days on market $188,999 Active 136 DOM
38. 2026-10-05
    days on market $188,999 Active 135 DOM
39. 2026-10-04
    days on market $188,999 Active 134 DOM
40. 2026-10-04
    days on market $188,999 Active 133 DOM
41. 2026-10-02
    days on market $188,999 Active 132 DOM
42. 2026-10-01
    days on market $188,999 Active 131 DOM
43. 2026-09-30
    days on market $188,999 Active 130 DOM
44. 2026-09-29
    price $188,999 Active 129 DOM
45. 2026-09-29
    days on market $191,999 Active 129 DOM
46. 2026-09-28
    days on market $191,999 Active 128 DOM
47. 2026-09-27
    days on market $191,999 Active 127 DOM
48. 2026-09-25
    days on market $191,999 Active 125 DOM
49. 2026-09-24
    days on market $191,999 Active 124 DOM
50. 2026-09-23
    days on market $191,999 Active 123 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: $18,365
• − Mortgage interest: −$12,430
• − Property taxes: −$3,328
• − Insurance: −$1,109
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$6,455
• Taxable loss: −$7,896
• Est. tax savings @ 24.0%: +$1,895
• After-tax cash flow: $-1,998/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%
• 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