730 Park St · Pleasanton, TX 78064

$139,900

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 512 Days on market

Built 2021 Good condition 0.69 ac lot $89/sqft · 8% above area Est $130k · 8% over ↓ 15% 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 +20.0/30.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• ARV discount +4.1/15.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. 2021, 4-bedroom, 2-bath home situated on 4 city lots in Pleasanton Tx. Plenty of open space in this split-bedroom floorplan home. Spacious Reach out today to make this yours for 2025.

Key facts

• 0.69 acre lot
• Built 2021
• Listed 512 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $967 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 512 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; major 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 512 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $130,000
• List price: $139,900
• Delta: 7.62%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Maravillas	0.42mi	4/2.0	1,568 (0%)	2mo	$144,900	$92	79
1008 Sanches Ave	0.34mi	3/2.0 (-1)	1,568 (0%)	15mo	$154,500	$99	66

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-11,647
• Equity at exit: $20,860

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $4,113
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $173

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 83%

Sensitivity live

Price	-10% $269	-5% $221	+0% $173	+5% $124	+10% $76
Rent	-10% $59	-5% $116	+0% $173	+5% $230	+10% $287
Rate	-1.0pp $243	-0.5pp $208	base $173	+0.5pp $136	+1.0pp $100

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
631 Commerce St Pleasanton, TX	3.0	2.0	1324	$1,500	$1.13	44d	1	0.63mi
535 Austin St Pleasanton, TX	3.0	2.0	1536	$1,675	$1.09	44d	1	0.80mi
541 Dallas St Unit B Pleasanton, TX	3.0	1.5	1080	$1,000	$0.93	24d	1	0.84mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $139,900 Pending 512 DOM
2. 2026-06-04
   days on market $139,900 Active Option 511 DOM
3. 2026-06-03
   days on market $139,900 Active Option 510 DOM
4. 2026-06-02
   days on market $139,900 Active Option 509 DOM
5. 2026-06-01
   days on market $139,900 Active Option 508 DOM
6. 2026-05-31
   days on market $139,900 Active Option 507 DOM
7. 2026-02-18
   price $139,900 263-char remark

   Show marketing remark (263 chars)

   OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. 2021, 4-bedroom, 2-bath home situated on 4 city lots in Pleasanton Tx. Plenty of open space in this split-bedroom floorplan home. Spacious Reach out today to make this yours for 2025.

8. 2026-01-07
   price $149,900 263-char remark

   Show marketing remark (263 chars)

   OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. 2021, 4-bedroom, 2-bath home situated on 4 city lots in Pleasanton Tx. Plenty of open space in this split-bedroom floorplan home. Spacious Reach out today to make this yours for 2025.

9. 2026-01-07
   price $154,000 263-char remark

   Show marketing remark (263 chars)

   OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. 2021, 4-bedroom, 2-bath home situated on 4 city lots in Pleasanton Tx. Plenty of open space in this split-bedroom floorplan home. Spacious Reach out today to make this yours for 2025.

10. 2025-07-02
    price $155,000 263-char remark

    Show marketing remark (263 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. 2021, 4-bedroom, 2-bath home situated on 4 city lots in Pleasanton Tx. Plenty of open space in this split-bedroom floorplan home. Spacious Reach out today to make this yours for 2025.

11. 2025-07-02
    price $160,000 263-char remark

    Show marketing remark (263 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. 2021, 4-bedroom, 2-bath home situated on 4 city lots in Pleasanton Tx. Plenty of open space in this split-bedroom floorplan home. Spacious Reach out today to make this yours for 2025.

12. 2025-01-09
    listed $165,000 New 263-char remark

    Show marketing remark (263 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. 2021, 4-bedroom, 2-bath home situated on 4 city lots in Pleasanton Tx. Plenty of open space in this split-bedroom floorplan home. Spacious Reach out today to make this yours for 2025.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $17,310
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$4,070
• Taxable loss: −$164
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $2,112/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 · 9 photos

Good 75/100 Cosmetic rehab

This 2021 manufactured home is in good condition with new finishes and appliances, ready for immediate occupancy. Minor exterior updates and landscaping improvements would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Install new landscaping — Improves curb appeal and adds value.
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and enhances aesthetics.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Install new landscaping — Improves curb appeal and adds value. ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and enhances aesthetics. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-15.2% since first listed

6 events — show timeline

• 2026-02-18 Price Changed $139,900 LERA
• 2026-01-07 Price Changed $149,900 LERA
• 2026-01-07 Price Changed $154,000 LERA
• 2025-07-02 Price Changed $155,000 LERA
• 2025-07-02 Price Changed $160,000 LERA
• 2025-01-09 Listed $165,000 LERA