119 Greenlawn Ave · Pleasanton, TX 78064-3921

$224,999

3 bd · 2.0 ba · 1,944 sqft · SingleFamily public records · 462 Days on market

Built 1955 $116/sqft · 7% below area Est $242k · 7% under

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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 +10.8/30.0
• ARV discount +10.7/15.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a great home close to everything in Pleasanton? This 3 bedroom 2 bath home is a must see! It has a great split floor plan- master on one side of home and two bedrooms across the way. It has a large nice walk in laundry room with a full length cedar closet and lots of storage space. Two living room areas and beautiful French doors that open to a covered patio for entertaining. The backyard is fully privacy fenced with lots of room for gardening, kids and family time. Come and see your new home!

Key facts

• Walk in laundry room
• Split floor plan
• Covered patio

Tags

• SPLIT FLOOR PLAN
• WALK IN LAUNDRY ROOM
• FULL LENGTH CEDAR CLOSET
• TWO LIVING ROOM AREAS
• COVERED PATIO
• FULLY PRIVACY FENCED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (22.9% below list).
• Recommended offer: $173k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: amenities F, commute F, health & safety 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: 1 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 462 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,422 (22.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 462 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.77% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

• ARV (median comp): $242,146
• List price: $224,999
• Delta: -7.08%
• Verdict: FAIR
• 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	0.37mi	3/2.5	1,961 (+1%)	3mo	$120,000	$61	77
523 Mansfield	0.36mi	3/2.0	1,848 (-5%)	1mo	$129,500	$70	74
333 Chaparral	0.26mi	4/2.0 (+1)	1,896 (-2%)	12mo	$285,000	$150	68
1105 Maia	0.39mi	4/2.0 (+1)	1,850 (-5%)	1mo	$164,900	$89	68
1109 Cardinal	0.39mi	3/2.0	1,868 (-4%)	12mo	$304,900	$163	65
309 Lantana Ln	0.14mi	3/2.0	2,172 (+12%)	16mo	$269,500	$124	61
908 Texas	0.67mi	4/2.0 (+1)	1,904 (-2%)	6mo	$155,000	$81	55
419 Low Meadow Dr	0.58mi	3/2.0	1,834 (-6%)	15mo	$270,000	$147	51
302 N Water St	0.30mi	4/2.0 (+1)	1,694 (-13%)	15mo	$265,000	$156	47
222 (17A) Winship	0.66mi	3/2.0	1,722 (-11%)	10mo	$319,000	$185	42
218 Iron Gate	0.69mi	4/3.0 (+1)	2,167 (+12%)	1mo	$365,000	$168	38
200 Valley Frg	0.74mi	4/3.0 (+1)	2,183 (+12%)	5mo	$370,000	$169	32

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: 5.6%
• Equity multiple: 1.32×
• Total profit: $20,399
• Equity at exit: $101,169

10-year hold

• IRR: 8.6%
• Equity multiple: 2.30×
• Total profit: $81,987
• Equity at exit: $155,914

Cash invested: $63,000 (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 78064-3921

• Active inventory: 1
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-105

Break-even live

Break-even rent $1,867

Max offer price $206,464

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-41	+0% $-105	+5% $-169	+10% $-232
Rent	-10% $-242	-5% $-173	+0% $-105	+5% $-36	+10% $32
Rate	-1.0pp $8	-0.5pp $-48	base $-105	+0.5pp $-163	+1.0pp $-223

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	19d	1	0.45mi
140 Maverick Cv Pleasanton, TX	3.0	2.0	1450	$1,800	$1.24	16d	1	1.17mi
631 Commerce St Pleasanton, TX	3.0	2.0	1324	$1,500	$1.13	45d	1	1.38mi
535 Austin St Pleasanton, TX	3.0	2.0	1536	$1,675	$1.09	45d	1	1.41mi

Listing history 36 events

1. 2026-06-21
   days on market $224,999 Active 462 DOM
2. 2026-06-18
   days on market $224,999 Active 459 DOM
3. 2026-06-17
   days on market $224,999 Active 458 DOM
4. 2026-06-16
   days on market $224,999 Active 457 DOM
5. 2026-06-15
   days on market $224,999 Active 456 DOM
6. 2026-06-13
   days on market $224,999 Active 454 DOM
7. 2026-06-09
   days on market $224,999 Active 450 DOM
8. 2026-06-08
   days on market $224,999 Active 449 DOM
9. 2026-06-07
   days on market $224,999 Active 448 DOM
10. 2026-06-04
    days on market $224,999 Active 445 DOM
11. 2026-06-03
    days on market $224,999 Active 444 DOM
12. 2026-06-02
    days on market $224,999 Active 443 DOM
13. 2026-06-01
    days on market $224,999 Active 442 DOM
14. 2026-05-31
    days on market $224,999 Active 441 DOM
15. 2026-03-17
    status Back on Market 516-char remark

    Show marketing remark (516 chars)

    Looking for a great home close to everything in Pleasanton? This 3 bedroom 2 bath home is a must see! It has a great split floor plan- master on one side of home and two bedrooms across the way. It has a large nice walk in laundry room with a full length cedar closet and lots of storage space. Two living room areas and beautiful French doors that open to a covered patio for entertaining. The backyard is fully privacy fenced with lots of room for gardening, kids and family time. Come and see your new home!

16. 2026-03-14
    historical 516-char remark

    Show marketing remark (516 chars)

    Looking for a great home close to everything in Pleasanton? This 3 bedroom 2 bath home is a must see! It has a great split floor plan- master on one side of home and two bedrooms across the way. It has a large nice walk in laundry room with a full length cedar closet and lots of storage space. Two living room areas and beautiful French doors that open to a covered patio for entertaining. The backyard is fully privacy fenced with lots of room for gardening, kids and family time. Come and see your new home!

17. 2025-09-14
    status Back on Market 516-char remark

    Show marketing remark (516 chars)

    Looking for a great home close to everything in Pleasanton? This 3 bedroom 2 bath home is a must see! It has a great split floor plan- master on one side of home and two bedrooms across the way. It has a large nice walk in laundry room with a full length cedar closet and lots of storage space. Two living room areas and beautiful French doors that open to a covered patio for entertaining. The backyard is fully privacy fenced with lots of room for gardening, kids and family time. Come and see your new home!

18. 2025-09-11
    historical 516-char remark

    Show marketing remark (516 chars)

    Looking for a great home close to everything in Pleasanton? This 3 bedroom 2 bath home is a must see! It has a great split floor plan- master on one side of home and two bedrooms across the way. It has a large nice walk in laundry room with a full length cedar closet and lots of storage space. Two living room areas and beautiful French doors that open to a covered patio for entertaining. The backyard is fully privacy fenced with lots of room for gardening, kids and family time. Come and see your new home!

19. 2025-03-11
    listed $224,999 New 516-char remark

    Show marketing remark (516 chars)

    Looking for a great home close to everything in Pleasanton? This 3 bedroom 2 bath home is a must see! It has a great split floor plan- master on one side of home and two bedrooms across the way. It has a large nice walk in laundry room with a full length cedar closet and lots of storage space. Two living room areas and beautiful French doors that open to a covered patio for entertaining. The backyard is fully privacy fenced with lots of room for gardening, kids and family time. Come and see your new home!

20. 2025-01-17
    historical
21. 2024-07-16
    listed $225,000 New
22. 2019-10-28
    soldstatus
23. 2019-10-25
    soldstatus Sold
24. 2019-10-07
    status Pending
25. 2019-10-03
    historical Active Option
26. 2019-10-01
    status Back on Market
27. 2019-09-30
    historical
28. 2019-09-20
    price $185,000
29. 2019-09-02
    status Back on Market
30. 2019-08-26
    historical Active Option
31. 2019-07-18
    price $190,000
32. 2019-06-25
    listed $195,000 New
33. 2014-06-26
    soldstatus
34. 2014-06-26
    soldstatus
35. 2014-05-22
    historical
36. 2014-05-19
    listed $158,000

ⓘ 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: $2,415 · $201/mo
• Projected year-2 tax: $4,117 · $343/mo
• Expected delta: +$1,702/yr (+$142/mo · 70.5%)

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

Taxation est. · year 1

• Rental income: $20,811
• − Mortgage interest: −$12,603
• − Property taxes: −$2,415
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$6,545
• Taxable loss: −$5,208
• Est. tax savings @ 24.0%: +$1,250
• After-tax cash flow: $-9/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

+42.4% since first listed

22 events — show timeline

• 2026-03-17 Relisted — LERA
• 2026-03-14 Listing Removed — LERA
• 2025-09-14 Relisted — LERA
• 2025-09-11 Listing Removed — LERA
• 2025-03-11 Listed $224,999 LERA
• 2025-01-17 Listing Removed — LERA
• 2024-07-16 Listed $225,000 LERA
• 2019-10-28 Sold (Public Records) — Public Records
• 2019-10-25 Sold (MLS) — LERA
• 2019-10-07 Pending — LERA
• 2019-10-03 Contingent — LERA
• 2019-10-01 Relisted — LERA
• 2019-09-30 Listing Removed — LERA
• 2019-09-20 Price Changed $185,000 LERA
• 2019-09-02 Relisted — LERA
• 2019-08-26 Contingent — LERA
• 2019-07-18 Price Changed $190,000 LERA
• 2019-06-25 Listed $195,000 LERA
• 2014-06-26 Sold (MLS) — LERA
• 2014-06-26 Sold (Public Records) — Public Records
• 2014-05-22 Listing Removed — LERA
• 2014-05-19 Listed $158,000 LERA

Property tax history

+1.7%/yr

Latest (2024): $2,415 · -0.4% YoY. Source: county tax records.