137 Viridian Vw · Leming, TX 78064

$178,000

3 bd · 2.0 ba · 1,568 sqft · Townhouse public records · 221 Days on market

Built 2021 Good condition 0.64 ac lot $114/sqft · at area comps Est $179k · at est. $2/mo HOA

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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 +14.4/30.0
• ARV discount +7.7/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ask about Closing Costs Assistance!!! 3-bed, 2-bath single-story built in 2022 with approximately 1,568 sq ft on a .64 acre lot framed by mature oaks. The home backs to open ranch land for a private, natural backdrop, and the included wildlife feeder regularly draws deer and javelina. Inside, spaces are comfortable and practical, with an easy flow to the covered back porch for relaxing and watching nature. Two large carports provide abundant covered parking and extend shelter over the rear patio. Enjoy room to spread out, shady trees, and a setting that feels away from it all while still offering everyday convenience.

Key facts

• Shady trees
• Wildlife feeder
• Covered back porch

Tags

• PRIVATE NATURAL BACKDROP
• WILDLIFE FEEDER
• COVERED BACK PORCH
• LARGE CARPORTS
• SHADY TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $178k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $35 ($415/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 $160k (9.9% below list).
• Recommended offer: $157k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.2% in Leming — 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 44/100 on livability (#1,568 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment 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: 244 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 221 days — a 12% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $178,738
• List price: $178,000
• Delta: -0.41%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-26,613
• Equity at exit: $26,540

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-20,233
• Equity at exit: $15,390

Cash invested: $49,840 (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: 244
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$222 /mo · $2,665/yr
• Insurance: −$74
• HOA: −$2
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $35

Break-even live

Break-even rent $1,559

Max offer price $178,000

Occupancy floor 93%

Sensitivity live

Price	-10% $135	-5% $85	+0% $35	+5% $-16	+10% $-66
Rent	-10% $-92	-5% $-29	+0% $35	+5% $98	+10% $161
Rate	-1.0pp $124	-0.5pp $80	base $35	+0.5pp $-12	+1.0pp $-58

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 23 events

1. 2026-06-21
   days on market $178,000 Active 221 DOM
2. 2026-06-18
   days on market $178,000 Active 218 DOM
3. 2026-06-17
   days on market $178,000 Active 217 DOM
4. 2026-06-16
   days on market $178,000 Active 216 DOM
5. 2026-06-15
   days on market $178,000 Active 215 DOM
6. 2026-06-13
   days on market $178,000 Active 213 DOM
7. 2026-06-09
   days on market $178,000 Active 209 DOM
8. 2026-06-08
   days on market $178,000 Active 208 DOM
9. 2026-06-07
   days on market $178,000 Active 207 DOM
10. 2026-06-04
    days on market $178,000 Active 204 DOM
11. 2026-06-03
    days on market $178,000 Active 203 DOM
12. 2026-06-02
    days on market $178,000 Active 202 DOM
13. 2026-06-01
    days on market $178,000 Active 201 DOM
14. 2026-05-31
    days on market $178,000 Active 200 DOM
15. 2026-05-01
    status Back on Market 628-char remark

    Show marketing remark (628 chars)

    Ask about Closing Costs Assistance!!! 3-bed, 2-bath single-story built in 2022 with approximately 1,568 sq ft on a .64 acre lot framed by mature oaks. The home backs to open ranch land for a private, natural backdrop, and the included wildlife feeder regularly draws deer and javelina. Inside, spaces are comfortable and practical, with an easy flow to the covered back porch for relaxing and watching nature. Two large carports provide abundant covered parking and extend shelter over the rear patio. Enjoy room to spread out, shady trees, and a setting that feels away from it all while still offering everyday convenience.

16. 2026-04-30
    historical 628-char remark

    Show marketing remark (628 chars)

    Ask about Closing Costs Assistance!!! 3-bed, 2-bath single-story built in 2022 with approximately 1,568 sq ft on a .64 acre lot framed by mature oaks. The home backs to open ranch land for a private, natural backdrop, and the included wildlife feeder regularly draws deer and javelina. Inside, spaces are comfortable and practical, with an easy flow to the covered back porch for relaxing and watching nature. Two large carports provide abundant covered parking and extend shelter over the rear patio. Enjoy room to spread out, shady trees, and a setting that feels away from it all while still offering everyday convenience.

17. 2026-03-10
    price $178,000 628-char remark

    Show marketing remark (628 chars)

    Ask about Closing Costs Assistance!!! 3-bed, 2-bath single-story built in 2022 with approximately 1,568 sq ft on a .64 acre lot framed by mature oaks. The home backs to open ranch land for a private, natural backdrop, and the included wildlife feeder regularly draws deer and javelina. Inside, spaces are comfortable and practical, with an easy flow to the covered back porch for relaxing and watching nature. Two large carports provide abundant covered parking and extend shelter over the rear patio. Enjoy room to spread out, shady trees, and a setting that feels away from it all while still offering everyday convenience.

18. 2026-01-14
    price $183,000 628-char remark

    Show marketing remark (628 chars)

    Ask about Closing Costs Assistance!!! 3-bed, 2-bath single-story built in 2022 with approximately 1,568 sq ft on a .64 acre lot framed by mature oaks. The home backs to open ranch land for a private, natural backdrop, and the included wildlife feeder regularly draws deer and javelina. Inside, spaces are comfortable and practical, with an easy flow to the covered back porch for relaxing and watching nature. Two large carports provide abundant covered parking and extend shelter over the rear patio. Enjoy room to spread out, shady trees, and a setting that feels away from it all while still offering everyday convenience.

19. 2025-11-11
    listed $185,000 New 628-char remark

    Show marketing remark (628 chars)

    Ask about Closing Costs Assistance!!! 3-bed, 2-bath single-story built in 2022 with approximately 1,568 sq ft on a .64 acre lot framed by mature oaks. The home backs to open ranch land for a private, natural backdrop, and the included wildlife feeder regularly draws deer and javelina. Inside, spaces are comfortable and practical, with an easy flow to the covered back porch for relaxing and watching nature. Two large carports provide abundant covered parking and extend shelter over the rear patio. Enjoy room to spread out, shady trees, and a setting that feels away from it all while still offering everyday convenience.

20. 2021-10-04
    historical
21. 2021-09-09
    price $59,995
22. 2021-08-19
    price $75,000
23. 2021-08-09
    listed $70,500 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: $2,665 · $222/mo
• Projected year-2 tax: $3,257 · $271/mo
• Expected delta: +$592/yr (+$49/mo · 22.2%)

ⓘ 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 ≥110°F today · 21 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: $19,235
• − Mortgage interest: −$9,971
• − Property taxes: −$2,665
• − Insurance: −$890
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − HOA: −$24
• − Depreciation: −$5,178
• Taxable loss: −$2,570
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $1,032/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 · 11 photos

Good 80/100 Cosmetic rehab

This single-story townhouse is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, roof, exterior, flooring, and interior walls/paint. The HVAC appears functional. The home is in need of some landscaping and curb appeal improvements to enhance its resale and rental value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — enhances curb appeal and natural setting
• Both Painting interior walls — refreshes the interior and enhances curb appeal
• Both Landscaping and curb appeal improvements — enhances curb appeal and natural setting

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — enhances curb appeal and natural setting ↑
• Both Painting interior walls — refreshes the interior and enhances curb appeal ↑
• Both Landscaping and curb appeal improvements — enhances curb appeal and natural setting ↑

ⓘ 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 — Leming

• Score: 44/100
• State rank: #1568
• US rank: #26744

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing F Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+152.5% since first listed

9 events — show timeline

• 2026-05-01 Relisted — LERA
• 2026-04-30 Listing Removed — LERA
• 2026-03-10 Price Changed $178,000 LERA
• 2026-01-14 Price Changed $183,000 LERA
• 2025-11-11 Listed $185,000 LERA
• 2021-10-04 Listing Removed — LERA
• 2021-09-09 Price Changed $59,995 LERA
• 2021-08-19 Price Changed $75,000 LERA
• 2021-08-09 Listed $70,500 LERA

Property tax history

+1.9%/yr

Latest (2025): $2,665 · +19.2% YoY. Source: county tax records.