207 Persimmon · Jourdanton, TX 78064

$159,900

4 bd · 2.0 ba · 1,792 sqft · Manufactured · 375 Days on market

Built 2016 0.51 ac lot ↓ 20% since listing

---

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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. This charming .51-acre property in Pleasanton, TX, features a spacious double-wide home with 3 bedrooms, 2 bathrooms, and an office, offering both comfort and functionality. The large lot provides plenty of outdoor space for gardening, recreation, or future improvements. Inside, the spacious layout and ample natural light make this home welcoming, with the added benefit of a dedicated office space for remote work or hobbies. Living in Pleasanton, TX, comes with its own perks. Known for its small-town charm and close-knit community, Pleasanton offers a peaceful, laid-back lifestyle while still being conveniently close to San Antonio. Great local amenities, making it a wonderful place to settle down and enjoy life at a slower pace

Key facts

• Double-wide home
• Large lot
• Pleasanton tx

Tags

• DOUBLE-WIDE HOME
• DEDICATED OFFICE SPACE
• LARGE LOT
• OUTDOOR SPACE
• PLEASANTON TX
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/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 $156k (2.3% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.5% in Jourdanton — 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 68/100 on livability (#474 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jourdanton ISD (town): math 46% / reading 44% proficiency, ranked #258 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 242 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

• 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 375 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $60k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; severe 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 375 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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-9,732
• Equity at exit: $23,842

10-year hold

• IRR: 3.8%
• Equity multiple: 1.27×
• Total profit: $12,210
• Equity at exit: $13,825

Cash invested: $44,772 (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: 242
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $255

Break-even live

Break-even rent $1,240

Max offer price $159,900

Occupancy floor 79%

Sensitivity live

Price	-10% $345	-5% $300	+0% $255	+5% $210	+10% $164
Rent	-10% $131	-5% $193	+0% $255	+5% $317	+10% $378
Rate	-1.0pp $335	-0.5pp $296	base $255	+0.5pp $213	+1.0pp $171

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Ocotillo Jourdanton, TX	3.0	2.0	1571	$1,530	$0.97	3d	1	0.76mi
113 Ocotillo Jourdanton, TX	3.0	2.0	1571	$1,596	$1.02	4d	1	0.76mi

Listing history 13 events

1. 2026-05-19
   status Pending 820-char remark

   Show marketing remark (820 chars)

   OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. This charming .51-acre property in Pleasanton, TX, features a spacious double-wide home with 3 bedrooms, 2 bathrooms, and an office, offering both comfort and functionality. The large lot provides plenty of outdoor space for gardening, recreation, or future improvements. Inside, the spacious layout and ample natural light make this home welcoming, with the added benefit of a dedicated office space for remote work or hobbies. Living in Pleasanton, TX, comes with its own perks. Known for its small-town charm and close-knit community, Pleasanton offers a peaceful, laid-back lifestyle while still being conveniently close to San Antonio. Great local amenities, making it a wonderful place to settle down and enjoy life at a slower pace

2. 2026-05-11
   historical Active Option 820-char remark

   Show marketing remark (820 chars)

   OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. This charming .51-acre property in Pleasanton, TX, features a spacious double-wide home with 3 bedrooms, 2 bathrooms, and an office, offering both comfort and functionality. The large lot provides plenty of outdoor space for gardening, recreation, or future improvements. Inside, the spacious layout and ample natural light make this home welcoming, with the added benefit of a dedicated office space for remote work or hobbies. Living in Pleasanton, TX, comes with its own perks. Known for its small-town charm and close-knit community, Pleasanton offers a peaceful, laid-back lifestyle while still being conveniently close to San Antonio. Great local amenities, making it a wonderful place to settle down and enjoy life at a slower pace

3. 2026-03-10
   price $159,900 820-char remark

   Show marketing remark (820 chars)

   OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. This charming .51-acre property in Pleasanton, TX, features a spacious double-wide home with 3 bedrooms, 2 bathrooms, and an office, offering both comfort and functionality. The large lot provides plenty of outdoor space for gardening, recreation, or future improvements. Inside, the spacious layout and ample natural light make this home welcoming, with the added benefit of a dedicated office space for remote work or hobbies. Living in Pleasanton, TX, comes with its own perks. Known for its small-town charm and close-knit community, Pleasanton offers a peaceful, laid-back lifestyle while still being conveniently close to San Antonio. Great local amenities, making it a wonderful place to settle down and enjoy life at a slower pace

4. 2026-01-07
   price $173,000 820-char remark

   Show marketing remark (820 chars)

   OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. This charming .51-acre property in Pleasanton, TX, features a spacious double-wide home with 3 bedrooms, 2 bathrooms, and an office, offering both comfort and functionality. The large lot provides plenty of outdoor space for gardening, recreation, or future improvements. Inside, the spacious layout and ample natural light make this home welcoming, with the added benefit of a dedicated office space for remote work or hobbies. Living in Pleasanton, TX, comes with its own perks. Known for its small-town charm and close-knit community, Pleasanton offers a peaceful, laid-back lifestyle while still being conveniently close to San Antonio. Great local amenities, making it a wonderful place to settle down and enjoy life at a slower pace

5. 2025-08-13
   price $174,900 820-char remark

   Show marketing remark (820 chars)

   OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. This charming .51-acre property in Pleasanton, TX, features a spacious double-wide home with 3 bedrooms, 2 bathrooms, and an office, offering both comfort and functionality. The large lot provides plenty of outdoor space for gardening, recreation, or future improvements. Inside, the spacious layout and ample natural light make this home welcoming, with the added benefit of a dedicated office space for remote work or hobbies. Living in Pleasanton, TX, comes with its own perks. Known for its small-town charm and close-knit community, Pleasanton offers a peaceful, laid-back lifestyle while still being conveniently close to San Antonio. Great local amenities, making it a wonderful place to settle down and enjoy life at a slower pace

6. 2025-07-02
   price $215,000 820-char remark

   Show marketing remark (820 chars)

   OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. This charming .51-acre property in Pleasanton, TX, features a spacious double-wide home with 3 bedrooms, 2 bathrooms, and an office, offering both comfort and functionality. The large lot provides plenty of outdoor space for gardening, recreation, or future improvements. Inside, the spacious layout and ample natural light make this home welcoming, with the added benefit of a dedicated office space for remote work or hobbies. Living in Pleasanton, TX, comes with its own perks. Known for its small-town charm and close-knit community, Pleasanton offers a peaceful, laid-back lifestyle while still being conveniently close to San Antonio. Great local amenities, making it a wonderful place to settle down and enjoy life at a slower pace

7. 2025-05-08
   listed $220,000 New 820-char remark

   Show marketing remark (820 chars)

   OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. This charming .51-acre property in Pleasanton, TX, features a spacious double-wide home with 3 bedrooms, 2 bathrooms, and an office, offering both comfort and functionality. The large lot provides plenty of outdoor space for gardening, recreation, or future improvements. Inside, the spacious layout and ample natural light make this home welcoming, with the added benefit of a dedicated office space for remote work or hobbies. Living in Pleasanton, TX, comes with its own perks. Known for its small-town charm and close-knit community, Pleasanton offers a peaceful, laid-back lifestyle while still being conveniently close to San Antonio. Great local amenities, making it a wonderful place to settle down and enjoy life at a slower pace

8. 2025-03-12
   historical
9. 2025-02-08
   price $179,900
10. 2024-11-07
    price $180,000
11. 2024-10-07
    price $195,000
12. 2024-09-18
    listed $199,900 New
13. 2020-09-21
    soldstatus

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$2,029/yr (+$169/mo · 226.2%)

ⓘ 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 8/10 Severe
• 🌡 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: $18,756
• − Mortgage interest: −$8,957
• − Property taxes: −$897
• − Insurance: −$800
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$4,652
• Taxable income: $450
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $2,950/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: Jourdanton ISD
• NCES district ID: 4824960
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $51,581
• Composite: 38.81/100
• National rank: #4116
• State rank: #258 of 826 in TX

Livability — Jourdanton

• Score: 68/100
• State rank: #474
• US rank: #9531

Category grades

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

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

-20.0% since first listed

13 events — show timeline

• 2026-05-19 Pending — LERA
• 2026-05-11 Contingent — LERA
• 2026-03-10 Price Changed $159,900 LERA
• 2026-01-07 Price Changed $173,000 LERA
• 2025-08-13 Price Changed $174,900 LERA
• 2025-07-02 Price Changed $215,000 LERA
• 2025-05-08 Listed $220,000 LERA
• 2025-03-12 Listing Removed — LERA
• 2025-02-08 Price Changed $179,900 LERA
• 2024-11-07 Price Changed $180,000 LERA
• 2024-10-07 Price Changed $195,000 LERA
• 2024-09-18 Listed $199,900 LERA
• 2020-09-21 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $897 · +3.1% YoY. Source: county tax records.