210 Colwell St · Pleasanton, TX 78064

$54,280

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 15 Days on market

Built 1960 0.27 ac lot $52/sqft · 56% below area ↓ 57% since listing

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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

Listing remarks MLS

Come check out these 3 bedrooms with 1 bath home on a corner lot across street from city park along the Atascosa River. Jogging/walk trail along river side. Pavilion with picnic tables nearby. Large Live Oak trees, nice size storage shed, two car carport, and chicken coop. Home could use some TLC but could be a good investment property. Yes, the property is in auction. Buyers rep., please put the link in the MLS listed under Confidential Remarks.

Key facts

• 0.27 acre lot
• Built 1960
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $28 ($339/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $53k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.3% 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; 12 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 $375 of loan paydown is wiped out by about $2k 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 15 days — a 2% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $84k (61%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $53,465 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.10% ✓
• Cap rate: 16.35%
• Cash-on-cash: 35.91%
• DSCR: 2.60
• GRM: 4.0

CMA / ARV

• ARV (median comp): $124,552
• List price: $54,280
• Delta: -52.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 N Chapman St	0.28mi	3/2.0	1,144 (+10%)	20mo	$185,000	$162	50
716 Houston	0.59mi	2/2.0 (-1)	1,090 (+5%)	14mo	$185,000	$170	44
601 N Reed St	0.50mi	2/1.0 (-1)	884 (-15%)	7mo	$85,000	$96	41
711 Burmeister St	0.53mi	2/1.0 (-1)	934 (-10%)	18mo	$85,000	$91	38
913 Houston	0.73mi	3/1.0	1,152 (+11%)	20mo	$191,799	$166	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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-6,674
• Equity at exit: $8,093

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-2,185
• Equity at exit: $4,693

Cash invested: $15,198 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$285
• Tax from tax record: −$138 /mo · $1,660/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $28

Break-even live

Break-even rent $1,104

Max offer price $54,280

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: $13,570
• Closing costs: $1,628
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 W White St Pleasanton, TX	2.0	2.0	1120	$1,100	$0.98	43d	1	0.39mi
414 W Johnson St Pleasanton, TX	2.0	1.0	792	$800	$1.01	4d	1	0.52mi
1101 4th St Pleasanton, TX	2.0	2.0	1077	$1,125	$1.04	43d	1	0.59mi
132 S Mansfield St Unit A Pleasanton, TX	2.0	1.0	910	$1,100	$1.21	43d	1	0.65mi
613 Market St Pleasanton, TX	2.0	2.0	1077	$1,200	$1.11	43d	1	0.71mi
631 Commerce St Pleasanton, TX	3.0	2.0	1324	$1,500	$1.13	43d	1	0.79mi
541 Dallas St Unit B Pleasanton, TX	3.0	1.5	1080	$1,000	$0.93	23d	1	0.96mi
701 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	43d	1	1.01mi
723 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	23d	1	1.01mi
1209 W Goodwin St Pleasanton, TX	2.0	1.0	910	$1,000	$1.10	43d	1	1.15mi
404 High Meadow Dr Pleasanton, TX	3.0	2.0	1428	$1,800	$1.26	17d	1	1.24mi
1324 W Goodwin St Pleasanton, TX	2.0	1.0	960	$1,100	$1.15	43d	1	1.31mi

Listing history 24 events

1. 2026-06-18
   days on market $54,280 Active 15 DOM
2. 2026-06-17
   days on market $54,280 Active 14 DOM
3. 2026-06-16
   days on market $54,280 Active 13 DOM
4. 2026-06-15
   statusdays on market $54,280 Active 12 DOM
5. 2026-06-13
   days on market $54,280 New 10 DOM
6. 2026-06-09
   days on market $54,280 New 6 DOM
7. 2026-06-08
   days on market $54,280 New 5 DOM
8. 2026-06-07
   days on market $54,280 New 4 DOM
9. 2026-06-04
   pricestatusdays on marketlisting id $54,280 New 1 DOM
10. 2026-05-31
    days on market $59,000 Active 340 DOM
11. 2026-04-23
    price $59,000 454-char remark

    Show marketing remark (454 chars)

    Come check out these 3 bedrooms with 1 bath home on a corner lot across street from city park along the Atascosa River. Jogging/walk trail along river side. Pavilion with picnic tables nearby. Large Live Oak trees, nice size storage shed, two car carport, and chicken coop. Home could use some TLC but could be a good investment property. Yes, the property is in auction. Buyers rep., please put the link in the MLS listed under Confidential Remarks.

12. 2026-03-28
    price $63,853 454-char remark

    Show marketing remark (454 chars)

    Come check out these 3 bedrooms with 1 bath home on a corner lot across street from city park along the Atascosa River. Jogging/walk trail along river side. Pavilion with picnic tables nearby. Large Live Oak trees, nice size storage shed, two car carport, and chicken coop. Home could use some TLC but could be a good investment property. Yes, the property is in auction. Buyers rep., please put the link in the MLS listed under Confidential Remarks.

13. 2026-02-25
    price $69,405 454-char remark

    Show marketing remark (454 chars)

    Come check out these 3 bedrooms with 1 bath home on a corner lot across street from city park along the Atascosa River. Jogging/walk trail along river side. Pavilion with picnic tables nearby. Large Live Oak trees, nice size storage shed, two car carport, and chicken coop. Home could use some TLC but could be a good investment property. Yes, the property is in auction. Buyers rep., please put the link in the MLS listed under Confidential Remarks.

14. 2026-01-27
    price $75,440 454-char remark

    Show marketing remark (454 chars)

    Come check out these 3 bedrooms with 1 bath home on a corner lot across street from city park along the Atascosa River. Jogging/walk trail along river side. Pavilion with picnic tables nearby. Large Live Oak trees, nice size storage shed, two car carport, and chicken coop. Home could use some TLC but could be a good investment property. Yes, the property is in auction. Buyers rep., please put the link in the MLS listed under Confidential Remarks.

15. 2026-01-27
    status Back on Market 454-char remark

    Show marketing remark (454 chars)

    Come check out these 3 bedrooms with 1 bath home on a corner lot across street from city park along the Atascosa River. Jogging/walk trail along river side. Pavilion with picnic tables nearby. Large Live Oak trees, nice size storage shed, two car carport, and chicken coop. Home could use some TLC but could be a good investment property. Yes, the property is in auction. Buyers rep., please put the link in the MLS listed under Confidential Remarks.

16. 2026-01-05
    historical 454-char remark

    Show marketing remark (454 chars)

    Come check out these 3 bedrooms with 1 bath home on a corner lot across street from city park along the Atascosa River. Jogging/walk trail along river side. Pavilion with picnic tables nearby. Large Live Oak trees, nice size storage shed, two car carport, and chicken coop. Home could use some TLC but could be a good investment property. Yes, the property is in auction. Buyers rep., please put the link in the MLS listed under Confidential Remarks.

17. 2025-11-05
    price $82,000 454-char remark

    Show marketing remark (454 chars)

    Come check out these 3 bedrooms with 1 bath home on a corner lot across street from city park along the Atascosa River. Jogging/walk trail along river side. Pavilion with picnic tables nearby. Large Live Oak trees, nice size storage shed, two car carport, and chicken coop. Home could use some TLC but could be a good investment property. Yes, the property is in auction. Buyers rep., please put the link in the MLS listed under Confidential Remarks.

18. 2025-10-06
    price $92,000 454-char remark

    Show marketing remark (454 chars)

    Come check out these 3 bedrooms with 1 bath home on a corner lot across street from city park along the Atascosa River. Jogging/walk trail along river side. Pavilion with picnic tables nearby. Large Live Oak trees, nice size storage shed, two car carport, and chicken coop. Home could use some TLC but could be a good investment property. Yes, the property is in auction. Buyers rep., please put the link in the MLS listed under Confidential Remarks.

19. 2025-09-06
    price $102,000 454-char remark

    Show marketing remark (454 chars)

    Come check out these 3 bedrooms with 1 bath home on a corner lot across street from city park along the Atascosa River. Jogging/walk trail along river side. Pavilion with picnic tables nearby. Large Live Oak trees, nice size storage shed, two car carport, and chicken coop. Home could use some TLC but could be a good investment property. Yes, the property is in auction. Buyers rep., please put the link in the MLS listed under Confidential Remarks.

20. 2025-09-05
    status Back on Market 454-char remark

    Show marketing remark (454 chars)

    Come check out these 3 bedrooms with 1 bath home on a corner lot across street from city park along the Atascosa River. Jogging/walk trail along river side. Pavilion with picnic tables nearby. Large Live Oak trees, nice size storage shed, two car carport, and chicken coop. Home could use some TLC but could be a good investment property. Yes, the property is in auction. Buyers rep., please put the link in the MLS listed under Confidential Remarks.

21. 2025-09-01
    historical 454-char remark

    Show marketing remark (454 chars)

    Come check out these 3 bedrooms with 1 bath home on a corner lot across street from city park along the Atascosa River. Jogging/walk trail along river side. Pavilion with picnic tables nearby. Large Live Oak trees, nice size storage shed, two car carport, and chicken coop. Home could use some TLC but could be a good investment property. Yes, the property is in auction. Buyers rep., please put the link in the MLS listed under Confidential Remarks.

22. 2025-08-05
    price $112,500 454-char remark

    Show marketing remark (454 chars)

    Come check out these 3 bedrooms with 1 bath home on a corner lot across street from city park along the Atascosa River. Jogging/walk trail along river side. Pavilion with picnic tables nearby. Large Live Oak trees, nice size storage shed, two car carport, and chicken coop. Home could use some TLC but could be a good investment property. Yes, the property is in auction. Buyers rep., please put the link in the MLS listed under Confidential Remarks.

23. 2025-07-02
    price $125,000 454-char remark

    Show marketing remark (454 chars)

    Come check out these 3 bedrooms with 1 bath home on a corner lot across street from city park along the Atascosa River. Jogging/walk trail along river side. Pavilion with picnic tables nearby. Large Live Oak trees, nice size storage shed, two car carport, and chicken coop. Home could use some TLC but could be a good investment property. Yes, the property is in auction. Buyers rep., please put the link in the MLS listed under Confidential Remarks.

24. 2025-05-31
    listed $138,000 New 454-char remark

    Show marketing remark (454 chars)

    Come check out these 3 bedrooms with 1 bath home on a corner lot across street from city park along the Atascosa River. Jogging/walk trail along river side. Pavilion with picnic tables nearby. Large Live Oak trees, nice size storage shed, two car carport, and chicken coop. Home could use some TLC but could be a good investment property. Yes, the property is in auction. Buyers rep., please put the link in the MLS listed under Confidential Remarks.

ⓘ 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: $1,660 · $138/mo
• Projected year-2 tax: $1,660 · $138/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 8/10 Severe FEMA zone AE · 93% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $13,677
• − Mortgage interest: −$3,041
• − Property taxes: −$1,660
• − Insurance: −$5,390
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$1,579
• Taxable loss: −$181
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $382/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

-57.2% since first listed

14 events — show timeline

• 2026-04-23 Price Changed $59,000 LERA
• 2026-03-28 Price Changed $63,853 LERA
• 2026-02-25 Price Changed $69,405 LERA
• 2026-01-27 Price Changed $75,440 LERA
• 2026-01-27 Relisted — LERA
• 2026-01-05 Listing Removed — LERA
• 2025-11-05 Price Changed $82,000 LERA
• 2025-10-06 Price Changed $92,000 LERA
• 2025-09-06 Price Changed $102,000 LERA
• 2025-09-05 Relisted — LERA
• 2025-09-01 Listing Removed — LERA
• 2025-08-05 Price Changed $112,500 LERA
• 2025-07-02 Price Changed $125,000 LERA
• 2025-05-31 Listed $138,000 LERA

Property tax history

+3.2%/yr

Latest (2025): $1,660 · +2.0% YoY. Source: county tax records.