1212 W Goodwin St · Pleasanton, TX 78064-3918

$150,500

3 bd · 2.0 ba · 1,865 sqft · SingleFamily public records · 439 Days on market

Built 1980 0.26 ac lot $81/sqft · 37% below area Est $253k · 40% under

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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 +19.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.3/10.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen with stylish tile back-splash and a breakfast bar. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step out to an inground pool in back yard! Hurry, this won't last long!

Key facts

• Tile back-splash
• Walk-in closet
• Inground pool

Tags

• EAT-IN KITCHEN
• TILE BACK-SPLASH
• BREAKFAST BAR
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• INGROUND POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 439 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $114k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 439 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.20% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.10%
• DSCR: 1.23
• GRM: 7.0

CMA / ARV

• ARV (median comp): $252,712
• List price: $150,500
• Delta: -40.45%
• 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
1217 Vivian St	0.03mi	3/2.5	1,961 (+5%)	3mo	$120,000	$61	86
1105 Maia	0.28mi	4/2.0 (+1)	1,850 (-1%)	1mo	$164,900	$89	80
523 Mansfield	0.66mi	3/2.0	1,848 (-1%)	1mo	$129,500	$70	67
181 Bronco Rdg	0.68mi	3/2.0	1,867 (+0%)	1mo	$191,999	$103	67
165 Bronco Rdg	0.71mi	3/2.0	1,867 (+0%)	2mo	$190,999	$102	65
148 Bronco Rdg	0.75mi	3/2.0	1,867 (+0%)	2mo	$204,999	$110	63
1707 Park Vw	0.73mi	3/2.0	1,836 (-2%)	1mo	$405,000	$221	62
306 Yorktown	0.62mi	3/2.0	1,991 (+7%)	0mo	$319,000	$160	59
152 Rawhide Rdg	0.74mi	4/3.0 (+1)	1,795 (-4%)	0mo	$242,999	$135	50
230 Yorktown	0.61mi	3/2.0	1,625 (-13%)	0mo	$289,900	$178	50
193 Bronco Rdg	0.66mi	4/2.0 (+1)	1,600 (-14%)	1mo	$186,999	$117	40
161 Bronco Rdg	0.72mi	4/2.0 (+1)	1,600 (-14%)	4mo	$177,999	$111	35

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: 12.3%
• Equity multiple: 1.70×
• Total profit: $29,686
• Equity at exit: $67,671

10-year hold

• IRR: 14.4%
• Equity multiple: 3.13×
• Total profit: $89,930
• Equity at exit: $104,290

Cash invested: $42,140 (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 78064-3918

• Active inventory: 1
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$789
• Tax from tax record: −$391 /mo · $4,692/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $179

Break-even live

Break-even rent $1,573

Max offer price $150,500

Occupancy floor 85%

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: $37,625
• Closing costs: $4,515
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 High Meadow Dr Pleasanton, TX	3.0	2.0	1428	$1,800	$1.26	17d	1	0.19mi
140 Maverick Cv Pleasanton, TX	3.0	2.0	1450	$1,800	$1.24	14d	1	0.90mi

Listing history 28 events

1. 2026-01-10
   price $150,500 309-char remark

   Show marketing remark (309 chars)

   Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen with stylish tile back-splash and a breakfast bar. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step out to an inground pool in back yard! Hurry, this won't last long!

2. 2025-06-14
   status Back on Market 309-char remark

   Show marketing remark (309 chars)

   Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen with stylish tile back-splash and a breakfast bar. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step out to an inground pool in back yard! Hurry, this won't last long!

3. 2025-04-20
   historical 309-char remark

   Show marketing remark (309 chars)

   Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen with stylish tile back-splash and a breakfast bar. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step out to an inground pool in back yard! Hurry, this won't last long!

4. 2025-04-09
   price $222,600 309-char remark

   Show marketing remark (309 chars)

   Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen with stylish tile back-splash and a breakfast bar. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step out to an inground pool in back yard! Hurry, this won't last long!

5. 2025-03-07
   price $243,800 309-char remark

   Show marketing remark (309 chars)

   Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen with stylish tile back-splash and a breakfast bar. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step out to an inground pool in back yard! Hurry, this won't last long!

6. 2025-01-20
   listed $265,000 New 309-char remark

   Show marketing remark (309 chars)

   Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen with stylish tile back-splash and a breakfast bar. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step out to an inground pool in back yard! Hurry, this won't last long!

7. 2024-12-05
   soldstatus
8. 2022-08-02
   soldstatus
9. 2022-07-28
   soldstatus Sold 528-char remark

   Show marketing remark (528 chars)

   Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen includes updated counters, stylish tile back-splash, white cabinets, and breakfast bar. Discover a bright interior with neutral tile floors and plush carpet in all the right places. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step outside to your sparkling pool, host the next gathering here! Hurry, this won't last long! This home has been virtually staged to illustrate its potential.

10. 2022-06-27
    status Pending 528-char remark

    Show marketing remark (528 chars)

    Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen includes updated counters, stylish tile back-splash, white cabinets, and breakfast bar. Discover a bright interior with neutral tile floors and plush carpet in all the right places. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step outside to your sparkling pool, host the next gathering here! Hurry, this won't last long! This home has been virtually staged to illustrate its potential.

11. 2022-06-17
    price $223,000 528-char remark

    Show marketing remark (528 chars)

    Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen includes updated counters, stylish tile back-splash, white cabinets, and breakfast bar. Discover a bright interior with neutral tile floors and plush carpet in all the right places. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step outside to your sparkling pool, host the next gathering here! Hurry, this won't last long! This home has been virtually staged to illustrate its potential.

12. 2022-06-03
    price $227,000 528-char remark

    Show marketing remark (528 chars)

    Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen includes updated counters, stylish tile back-splash, white cabinets, and breakfast bar. Discover a bright interior with neutral tile floors and plush carpet in all the right places. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step outside to your sparkling pool, host the next gathering here! Hurry, this won't last long! This home has been virtually staged to illustrate its potential.

13. 2022-05-06
    price $231,000 528-char remark

    Show marketing remark (528 chars)

    Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen includes updated counters, stylish tile back-splash, white cabinets, and breakfast bar. Discover a bright interior with neutral tile floors and plush carpet in all the right places. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step outside to your sparkling pool, host the next gathering here! Hurry, this won't last long! This home has been virtually staged to illustrate its potential.

14. 2022-04-22
    status Back on Market 528-char remark

    Show marketing remark (528 chars)

    Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen includes updated counters, stylish tile back-splash, white cabinets, and breakfast bar. Discover a bright interior with neutral tile floors and plush carpet in all the right places. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step outside to your sparkling pool, host the next gathering here! Hurry, this won't last long! This home has been virtually staged to illustrate its potential.

15. 2022-04-13
    status Pending 528-char remark

    Show marketing remark (528 chars)

    Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen includes updated counters, stylish tile back-splash, white cabinets, and breakfast bar. Discover a bright interior with neutral tile floors and plush carpet in all the right places. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step outside to your sparkling pool, host the next gathering here! Hurry, this won't last long! This home has been virtually staged to illustrate its potential.

16. 2022-04-08
    price $235,000 528-char remark

    Show marketing remark (528 chars)

    Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen includes updated counters, stylish tile back-splash, white cabinets, and breakfast bar. Discover a bright interior with neutral tile floors and plush carpet in all the right places. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step outside to your sparkling pool, host the next gathering here! Hurry, this won't last long! This home has been virtually staged to illustrate its potential.

17. 2022-02-15
    listed $243,000 New 528-char remark

    Show marketing remark (528 chars)

    Come see this charming 4 bedroom, 2 bathroom home now on the market! Fully equipped eat-in kitchen includes updated counters, stylish tile back-splash, white cabinets, and breakfast bar. Discover a bright interior with neutral tile floors and plush carpet in all the right places. Relax in your primary suite, complete with a walk-in closet, and an en-suite bathroom. Step outside to your sparkling pool, host the next gathering here! Hurry, this won't last long! This home has been virtually staged to illustrate its potential.

18. 2021-12-14
    soldstatus
19. 2018-04-05
    soldstatus
20. 2018-04-04
    soldstatus Sold
21. 2018-03-22
    status Pending SB
22. 2018-03-13
    historical Active Option
23. 2018-02-24
    price $107,000
24. 2018-02-06
    status Back on Market
25. 2018-01-31
    historical Active Option
26. 2018-01-20
    listed $110,000 New
27. 2017-12-13
    historical
28. 2017-10-31
    listed $142,000 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: $4,692 · $391/mo
• Projected year-2 tax: $4,692 · $391/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 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: $21,600
• − Mortgage interest: −$8,430
• − Property taxes: −$4,692
• − Insurance: −$752
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,378
• Taxable loss: −$109
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $2,175/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 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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+6.0% since first listed

28 events — show timeline

• 2026-01-10 Price Changed $150,500 LERA
• 2025-06-14 Relisted — LERA
• 2025-04-20 Listing Removed — LERA
• 2025-04-09 Price Changed $222,600 LERA
• 2025-03-07 Price Changed $243,800 LERA
• 2025-01-20 Listed $265,000 LERA
• 2024-12-05 Sold (Public Records) — Public Records
• 2022-08-02 Sold (Public Records) — Public Records
• 2022-07-28 Sold (MLS) — LERA
• 2022-06-27 Pending — LERA
• 2022-06-17 Price Changed $223,000 LERA
• 2022-06-03 Price Changed $227,000 LERA
• 2022-05-06 Price Changed $231,000 LERA
• 2022-04-22 Relisted — LERA
• 2022-04-13 Pending — LERA
• 2022-04-08 Price Changed $235,000 LERA
• 2022-02-15 Listed $243,000 LERA
• 2021-12-14 Sold (Public Records) — Public Records
• 2018-04-05 Sold (Public Records) — Public Records
• 2018-04-04 Sold (MLS) — LERA
• 2018-03-22 Pending — LERA
• 2018-03-13 Contingent — LERA
• 2018-02-24 Price Changed $107,000 LERA
• 2018-02-06 Relisted — LERA
• 2018-01-31 Contingent — LERA
• 2018-01-20 Listed $110,000 LERA
• 2017-12-13 Listing Removed — LERA
• 2017-10-31 Listed $142,000 LERA

Property tax history

+5.2%/yr

Latest (2025): $4,692 · +1.3% YoY. Source: county tax records.