1217 Vivian · Pleasanton, TX 78064

$159,700

3 bd · 2.0 ba · 1,637 sqft · SingleFamily public records · 110 Days on market

Built 1985 7,666 sqft lot $98/sqft · 25% below area Est $253k · 37% under ↓ 20% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• 1% rule +5.2/10.0
• DSCR +4.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice size home in a short Cul-de-sac. Not a lot of traffic. Near school. Listed below appraisal district value and has a lot of potential. Could possibly go FHA 203k to include updating.

Key facts

• Near school
• Cul-de-sac
• 7,666 sq ft lot

Tags

• CUL-DE-SAC
• NEAR SCHOOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $30 ($359/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $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 110 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% 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 $145,327 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.02% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 8.2

CMA / ARV

• ARV (median comp): $252,712
• List price: $159,700
• Delta: -36.81%
• 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
230 Yorktown	0.59mi	3/2.0	1,625 (-1%)	0mo	$289,900	$178	71
1105 Maia	0.27mi	4/2.0 (+1)	1,850 (+13%)	1mo	$164,900	$89	60
193 Bronco Rdg	0.65mi	4/2.0 (+1)	1,600 (-2%)	1mo	$186,999	$117	60
224 Bunker Hl	0.52mi	3/2.0	1,470 (-10%)	1mo	$299,000	$203	58
176 Bronco Rdg	0.69mi	4/2.0 (+1)	1,500 (-8%)	1mo	$155,999	$104	48
523 Mansfield	0.69mi	3/2.0	1,848 (+13%)	1mo	$129,500	$70	46
1707 Park Vw	0.71mi	3/2.0	1,836 (+12%)	1mo	$405,000	$221	46
181 Bronco Rdg	0.68mi	3/2.0	1,867 (+14%)	1mo	$191,999	$103	44
189 Bronco Rdg	0.66mi	3/2.0	1,402 (-14%)	2mo	$177,999	$127	44
165 Bronco Rdg	0.70mi	3/2.0	1,867 (+14%)	2mo	$190,999	$102	42
168 Bronco Rdg	0.70mi	3/2.0	1,402 (-14%)	2mo	$181,999	$130	42
152 Rawhide Rdg	0.73mi	4/3.0 (+1)	1,795 (+10%)	0mo	$242,999	$135	40

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-23,853
• Equity at exit: $23,812

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-17,828
• Equity at exit: $13,808

Cash invested: $44,716 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$837
• Tax from tax record: −$356 /mo · $4,268/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $30

Break-even live

Break-even rent $1,595

Max offer price $159,700

Occupancy floor 93%

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: $39,925
• Closing costs: $4,791
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.17mi
701 Oakhaven Rd Apt 504 Pleasanton, TX	3.0	1.0	1075	$1,100	$1.02	43d	1	0.66mi
268 Cowboy Rdg Pleasanton, TX	3.0	2.0	1200	$1,525	$1.27	12d	1	0.79mi
140 Maverick Cv Pleasanton, TX	3.0	2.0	1450	$1,800	$1.24	14d	1	0.84mi
176 W White St Pleasanton, TX	2.0	2.0	1120	$1,100	$0.98	43d	1	0.87mi

Listing history 19 events

1. 2026-05-08
   historical Active Option 190-char remark

   Show marketing remark (190 chars)

   Nice size home in a short Cul-de-sac. Not a lot of traffic. Near school. Listed below appraisal district value and has a lot of potential. Could possibly go FHA 203k to include updating.

2. 2026-04-16
   price $159,700 190-char remark

   Show marketing remark (190 chars)

   Nice size home in a short Cul-de-sac. Not a lot of traffic. Near school. Listed below appraisal district value and has a lot of potential. Could possibly go FHA 203k to include updating.

3. 2026-04-08
   price $164,700 190-char remark

   Show marketing remark (190 chars)

   Nice size home in a short Cul-de-sac. Not a lot of traffic. Near school. Listed below appraisal district value and has a lot of potential. Could possibly go FHA 203k to include updating.

4. 2026-03-20
   soldstatus Closed 204-char remark

   Show marketing remark (204 chars)

   HUD Case #514-070890. Lots to love with this all brick cutie in Pleasanton! Spacious 3 bed, 2.5 bath with huge living room, cute kitchen with lots of storage, and big, sunny bedrooms. Come check it out!

5. 2026-03-10
   price $169,700 190-char remark

   Show marketing remark (190 chars)

   Nice size home in a short Cul-de-sac. Not a lot of traffic. Near school. Listed below appraisal district value and has a lot of potential. Could possibly go FHA 203k to include updating.

6. 2026-02-05
   listed $179,700 New 190-char remark

   Show marketing remark (190 chars)

   Nice size home in a short Cul-de-sac. Not a lot of traffic. Near school. Listed below appraisal district value and has a lot of potential. Could possibly go FHA 203k to include updating.

7. 2026-01-28
   soldstatus
8. 2025-09-29
   historical 204-char remark

   Show marketing remark (204 chars)

   HUD Case #514-070890. Lots to love with this all brick cutie in Pleasanton! Spacious 3 bed, 2.5 bath with huge living room, cute kitchen with lots of storage, and big, sunny bedrooms. Come check it out!

9. 2025-09-28
   listed $120,000 204-char remark

   Show marketing remark (204 chars)

   HUD Case #514-070890. Lots to love with this all brick cutie in Pleasanton! Spacious 3 bed, 2.5 bath with huge living room, cute kitchen with lots of storage, and big, sunny bedrooms. Come check it out!

10. 2025-08-06
    historical
11. 2025-04-28
    price $200,000
12. 2025-03-26
    price $230,000
13. 2025-02-06
    listed $250,000 Active
14. 2018-12-17
    historical
15. 2018-10-26
    price $189,999
16. 2018-10-06
    price $194,999
17. 2018-10-06
    price $194,500
18. 2018-09-21
    listed $199,999 New
19. 2014-07-03
    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: $4,268 · $356/mo
• Projected year-2 tax: $4,268 · $356/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: $19,589
• − Mortgage interest: −$8,946
• − Property taxes: −$4,268
• − Insurance: −$798
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$4,646
• Taxable loss: −$2,203
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $888/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 (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

-20.1% since first listed

19 events — show timeline

• 2026-05-08 Contingent — LERA
• 2026-04-16 Price Changed $159,700 LERA
• 2026-04-08 Price Changed $164,700 LERA
• 2026-03-20 Sold (MLS) — NTREIS
• 2026-03-10 Price Changed $169,700 LERA
• 2026-02-05 Listed $179,700 LERA
• 2026-01-28 Sold (Public Records) — Public Records
• 2025-09-29 Listing Removed — NTREIS
• 2025-09-28 Listed $120,000 NTREIS
• 2025-08-06 Listing Removed — NTREIS
• 2025-04-28 Price Changed $200,000 NTREIS
• 2025-03-26 Price Changed $230,000 NTREIS
• 2025-02-06 Listed $250,000 NTREIS
• 2018-12-17 Listing Removed — LERA
• 2018-10-26 Price Changed $189,999 LERA
• 2018-10-06 Price Changed $194,999 LERA
• 2018-10-06 Price Changed $194,500 LERA
• 2018-09-21 Listed $199,999 LERA
• 2014-07-03 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,268 · +13.1% YoY. Source: county tax records.