1512 Sandy · Pleasanton, TX 78064

$46,500

None bd · 2.0 ba · 1,360 sqft · MultiFamily public records · 54 Days on market

Built 1942 1.01 ac lot $34/sqft · 67% below area ↓ 48% since listing

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great opportunity to own 1 acre of land in Pleasanton, TX! This property offers a great location with easy access to town while still providing a quiet, spacious setting. Ideal for a future home, mobile home, or investment. Utilities nearby. Owner financing may be considered. Don't miss out! Address is for reference only. Legal Description: PLEASANTON-KELLEY, E E LOT 6B 1.01

Key facts

• Utilities nearby
• Easy access to town
• 1 acre of land

Tags

• 1 ACRE OF LAND
• EASY ACCESS TO TOWN
• QUIET SPACIOUS SETTING
• UTILITIES NEARBY

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath multifamily listed at $46k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $45k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.4% 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; 9 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 $321 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $45,105 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.68% ✓
• Cap rate: 23.38%
• Cash-on-cash: 61.01%
• DSCR: 3.71
• GRM: 3.1

CMA / ARV

• ARV (median comp): $142,943
• List price: $46,500
• Delta: -67.47%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 59.8%
• Equity multiple: 3.66×
• Total profit: $34,647
• Equity at exit: $6,933

10-year hold

• IRR: 64.6%
• Equity multiple: 7.49×
• Total profit: $84,537
• Equity at exit: $4,020

Cash invested: $13,020 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$244
• Tax est. 1.5%: −$58 /mo · $698/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $662

Break-even live

Break-even rent $407

Max offer price $46,500

Occupancy floor 42%

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: $11,625
• Closing costs: $1,395
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Oakhaven Rd Unit 901 Pleasanton, TX	2.0	1.0	875	$950	$1.09	43d	1	0.16mi
701 Oakhaven Rd Apt 504 Pleasanton, TX	3.0	1.0	1075	$1,100	$1.02	43d	1	0.16mi
268 Cowboy Rdg Pleasanton, TX	3.0	2.0	1200	$1,525	$1.27	12d	1	0.34mi
1324 W Goodwin St Pleasanton, TX	2.0	1.0	960	$1,100	$1.15	43d	1	0.46mi
140 Maverick Cv Pleasanton, TX	3.0	2.0	1450	$1,800	$1.24	14d	1	0.48mi
1209 W Goodwin St Pleasanton, TX	2.0	1.0	910	$1,000	$1.10	43d	1	0.51mi
404 High Meadow Dr Pleasanton, TX	3.0	2.0	1428	$1,800	$1.26	17d	1	0.64mi
132 S Mansfield St Unit A Pleasanton, TX	2.0	1.0	910	$1,100	$1.21	43d	1	0.94mi
176 W White St Pleasanton, TX	2.0	2.0	1120	$1,100	$0.98	43d	1	1.20mi

Listing history 22 events

1. 2026-06-17
   status $46,500 Pending 54 DOM
2. 2026-06-17
   days on market $46,500 Active 54 DOM
3. 2026-06-16
   days on market $46,500 Active 53 DOM
4. 2026-06-15
   days on market $46,500 Active 52 DOM
5. 2026-06-13
   days on market $46,500 Active 50 DOM
6. 2026-06-09
   days on market $46,500 Active 46 DOM
7. 2026-06-08
   days on market $46,500 Active 45 DOM
8. 2026-06-07
   days on market $46,500 Active 44 DOM
9. 2026-06-04
   days on market $46,500 Active 41 DOM
10. 2026-06-03
    days on market $46,500 Active 40 DOM
11. 2026-06-02
    days on market $46,500 Active 39 DOM
12. 2026-06-01
    days on market $46,500 Active 38 DOM
13. 2026-05-31
    days on market $46,500 Active 37 DOM
14. 2026-05-14
    price $46,500 377-char remark

    Show marketing remark (377 chars)

    Great opportunity to own 1 acre of land in Pleasanton, TX! This property offers a great location with easy access to town while still providing a quiet, spacious setting. Ideal for a future home, mobile home, or investment. Utilities nearby. Owner financing may be considered. Don't miss out! Address is for reference only. Legal Description: PLEASANTON-KELLEY, E E LOT 6B 1.01

15. 2026-04-24
    listed $48,500 New 377-char remark

    Show marketing remark (377 chars)

    Great opportunity to own 1 acre of land in Pleasanton, TX! This property offers a great location with easy access to town while still providing a quiet, spacious setting. Ideal for a future home, mobile home, or investment. Utilities nearby. Owner financing may be considered. Don't miss out! Address is for reference only. Legal Description: PLEASANTON-KELLEY, E E LOT 6B 1.01

16. 2025-08-08
    soldstatus
17. 2025-02-10
    soldstatus
18. 2024-04-19
    soldstatus
19. 2023-09-11
    historical
20. 2023-07-01
    listed $137,480 New
21. 2014-02-28
    historical
22. 2012-08-23
    listed $90,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $14,937
• − Mortgage interest: −$2,605
• − Property taxes: −$698
• − Insurance: −$232
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$1,353
• Taxable income: $7,660
• Est. tax owed @ 24.0%: −$1,838
• After-tax cash flow: $6,106/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

-48.3% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $46,500 LERA
• 2026-04-24 Listed $48,500 LERA
• 2025-08-08 Sold (Public Records) — Public Records
• 2025-02-10 Sold (Public Records) — Public Records
• 2024-04-19 Sold (Public Records) — Public Records
• 2023-09-11 Listing Removed — LERA
• 2023-07-01 Listed $137,480 LERA
• 2014-02-28 Listing Removed — LERA
• 2012-08-23 Listed $90,000 LERA

Property tax history

+6.7%/yr

Latest (2025): $3,471 · +51.7% YoY. Source: county tax records.