Pinehollow Plan · Pleasanton, TX 78064

$193,999

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 508 Days on market

Good condition ↓ 11% since listing

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $193,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $222,698.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $194k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (17.1% below list).
• Recommended offer: $161k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.4% 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: 290 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 61d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% 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 $2k of loan paydown is wiped out by about $7k 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 508 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $160,886 (17.1% 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 508 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $222,698
• List price: $193,999
• Delta: -12.89%
• 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
121 Bronco Rdg	0.26mi	4/2.0	1,600 (0%)	1mo	$178,999	$112	87
145 Bronco Rdg	0.30mi	4/2.0	1,600 (0%)	0mo	$176,999	$111	86
172 Bronco Rdg	0.37mi	4/2.0	1,600 (0%)	2mo	$186,999	$117	81
1924 Vista Vw	0.28mi	3/2.0 (-1)	1,612 (+1%)	2mo	$319,000	$198	79
190 Bronco Rdg	0.41mi	4/2.0	1,575 (-2%)	2mo	$177,998	$113	77
124 Horseshoe Trl	0.14mi	3/2.0 (-1)	1,450 (-9%)	2mo	$135,000	$93	71
156 Rawhide Rdg	0.36mi	3/2.0 (-1)	1,510 (-6%)	2mo	$213,999	$142	68
230 Yorktown	0.61mi	3/2.0 (-1)	1,625 (+2%)	2mo	$289,900	$178	62
133 Bronco Rdg	0.28mi	3/2.0 (-1)	1,380 (-14%)	2mo	$141,999	$103	58
152 Rawhide Rdg	0.36mi	4/3.0	1,795 (+12%)	2mo	$242,999	$135	57
186 Bronco Rdg	0.40mi	3/2.0 (-1)	1,411 (-12%)	2mo	$168,999	$120	55
1768 Stonehaven	0.72mi	3/2.0 (-1)	1,799 (+12%)	0mo	$349,000	$194	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: -25.1%
• Equity multiple: 0.15×
• Total profit: $-53,133
• Equity at exit: $33,205

10-year hold

• IRR: -21.0%
• Equity multiple: -0.09×
• Total profit: $-68,149
• Equity at exit: $19,255

Cash invested: $62,356 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 55 active · 25 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $221,999 ($132/sqft)
• Median days on market: 117 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: +5.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78064

• Home prices YoY: -32.7%
• Active inventory: 290
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$1,168
• Tax est. 1.5%: −$278 /mo · $3,340/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-268

Break-even live

Break-even rent $1,948

Max offer price $183,916

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-191	+0% $-268	+5% $-345	+10% $-422
Rent	-10% $-395	-5% $-332	+0% $-268	+5% $-204	+10% $-141
Rate	-1.0pp $-156	-0.5pp $-211	base $-268	+0.5pp $-326	+1.0pp $-384

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: $55,675
• Closing costs: $6,681
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Horseshoe Trl Pleasanton, TX	3.0	2.0	1450	$1,450	$1.00	30d	1	0.14mi
140 Maverick Cv Pleasanton, TX	3.0	2.0	1450	$1,800	$1.24	64d	1	0.20mi
268 Cowboy Rdg Pleasanton, TX	3.0	2.0	1200	$1,525	$1.27	61d	1	0.38mi
701 Oakhaven Rd Apt 504 Pleasanton, TX	3.0	1.0	1075	$1,100	$1.02	93d	1	0.70mi
211 Circle Ct Pleasanton, TX	3.0	2.0	1678	$1,700	$1.01	53d	1	0.86mi
211 Circle Ct Unit 211 Pleasanton, TX	3.0	2.0	1679	$1,700	$1.01	60d	1	0.87mi
2712 Woodland Dr Pleasanton, TX	3.0	2.0	1567	$1,800	$1.15	31d	1	0.97mi
404 High Meadow Dr Pleasanton, TX	3.0	2.0	1428	$1,800	$1.26	67d	1	1.04mi
926 Hillcrest Dr Pleasanton, TX	3.0	2.0	1770	$1,900	$1.07	18d	1	1.28mi

Listing history 50 events

1. 2026-08-08
   days on market $193,999 Active 508 DOM
2. 2026-08-06
   days on market $193,999 Active 506 DOM
3. 2026-08-05
   days on market $193,999 Active 505 DOM
4. 2026-08-04
   days on market $193,999 Active 504 DOM
5. 2026-08-03
   days on market $193,999 Active 503 DOM
6. 2026-07-31
   days on market $193,999 Active 500 DOM
7. 2026-07-30
   days on market $193,999 Active 498 DOM
8. 2026-07-28
   days on market $193,999 Active 497 DOM
9. 2026-07-26
   days on market $193,999 Active 495 DOM
10. 2026-07-24
    days on market $193,999 Active 493 DOM
11. 2026-07-23
    days on market $193,999 Active 492 DOM
12. 2026-07-22
    days on market $193,999 Active 491 DOM
13. 2026-07-21
    days on market $193,999 Active 490 DOM
14. 2026-07-20
    days on market $193,999 Active 489 DOM
15. 2026-07-18
    days on market $193,999 Active 487 DOM
16. 2026-07-18
    days on market $193,999 Active 486 DOM
17. 2026-07-16
    days on market $193,999 Active 485 DOM
18. 2026-07-15
    days on market $193,999 Active 484 DOM
19. 2026-07-14
    days on market $193,999 Active 483 DOM
20. 2026-07-13
    days on market $193,999 Active 482 DOM
21. 2026-07-13
    days on market $193,999 Active 481 DOM
22. 2026-07-11
    days on market $193,999 Active 480 DOM
23. 2026-07-10
    days on market $193,999 Active 479 DOM
24. 2026-07-09
    days on market $193,999 Active 478 DOM
25. 2026-07-07
    days on market $193,999 Active 476 DOM
26. 2026-07-06
    days on market $193,999 Active 475 DOM
27. 2026-07-05
    days on market $193,999 Active 474 DOM
28. 2026-07-03
    days on market $193,999 Active 472 DOM
29. 2026-07-02
    days on market $193,999 Active 471 DOM
30. 2026-07-01
    days on market $193,999 Active 470 DOM
31. 2026-06-30
    days on market $193,999 Active 469 DOM
32. 2026-06-29
    days on market $193,999 Active 468 DOM
33. 2026-06-28
    days on market $193,999 Active 467 DOM
34. 2026-06-27
    days on market $193,999 Active 466 DOM
35. 2026-06-26
    days on market $193,999 Active 465 DOM
36. 2026-06-24
    days on market $193,999 Active 463 DOM
37. 2026-06-22
    days on market $193,999 Active 461 DOM
38. 2026-06-21
    days on market $193,999 Active 460 DOM
39. 2026-06-18
    days on market $193,999 Active 457 DOM
40. 2026-06-17
    days on market $193,999 Active 456 DOM
41. 2026-06-16
    days on market $193,999 Active 455 DOM
42. 2026-06-15
    days on market $193,999 Active 454 DOM
43. 2026-06-13
    days on market $193,999 Active 452 DOM
44. 2026-06-09
    days on market $193,999 Active 448 DOM
45. 2026-06-08
    days on market $193,999 Active 447 DOM
46. 2026-06-07
    days on market $193,999 Active 446 DOM
47. 2026-06-04
    pricedays on market $193,999 Active 443 DOM
48. 2026-06-03
    days on market $194,999 Active 442 DOM
49. 2026-06-02
    days on market $194,999 Active 441 DOM
50. 2026-06-01
    days on market $194,999 Active 440 DOM

ⓘ 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: $19,306
• − Mortgage interest: −$12,475
• − Property taxes: −$3,340
• − Insurance: −$1,113
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$6,478
• Taxable loss: −$7,190
• Est. tax savings @ 24.0%: +$1,726
• After-tax cash flow: $-1,491/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $8,000–$24,000 screening

This single-family home is in good condition with a good condition score of 80. It has a modern kitchen and bathrooms, and is well-maintained both inside and out. The property has potential for further value increases through cosmetic updates and smart home features.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and appeal to potential buyers. ↑
• Resale Upgrading the flooring in the bathrooms — Updated flooring can make bathrooms more appealing and functional. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants. ↑
• Both Upgrading the lighting fixtures — Modern lighting can enhance the overall aesthetic and functionality of the home. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Pleasanton Pri High Pleasanton H S C TX #373/1,632 Nat'l #4,413/17,239

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

C Composite livability gradescore 65/100

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

• County: Atascosa · 57,233 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 16,420
• Household income: $69,407
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 10% of renters

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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%

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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%

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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

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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

-10.6% since first listed

7 events — show timeline

• 2026-05-10 Price Changed $194,999 Zillow
• 2026-04-24 Price Changed $196,999 Zillow
• 2026-01-08 Price Changed $201,999 Zillow
• 2025-12-20 Price Changed $206,999 Zillow
• 2025-12-02 Price Changed $209,999 Zillow
• 2025-09-01 Price Changed $212,999 Zillow
• 2025-03-19 Listed $217,999 Zillow