123 Chapman · Pleasanton, TX 78064

$100,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 395 Days on market

Built 1990 Fair condition 0.26 ac lot $82/sqft · 44% below area Est $178k · 44% under ↓ 15% 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).

• Cash flow +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.2/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated seller. Nice 3 bedroom 2 bathroom home sitting on a corner lot just 1 block off of US 281 (Second Street) in downtown Pleasanton. Conveniently located to multiple restaurants, convenience stores, City Hall and the local grocery store.

Key facts

• Convenience stores
• Downtown pleasanton
• Corner lot

Tags

• CORNER LOT
• DOWNTOWN PLEASANTON
• MULTIPLE RESTAURANTS
• CONVENIENCE STORES
• LOCAL GROCERY STORE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $66k (34.1% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $66k (34.1% below list) — sets the bar for cash-flow.
• Cap rate 8.6% vs local median 3.5% 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: 336 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 114d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 84% 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 $691 of loan paydown is wiped out by about $3k 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 395 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: 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; 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 $65,939 (34.1% 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 395 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $178,456
• List price: $100,000
• Delta: -43.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Coughran Rd	0.39mi	3/2.0	1,294 (+6%)	3mo	$187,500	$145	69
708 Sutton	0.59mi	3/1.0	1,225 (+1%)	0mo	$165,000	$135	67
400 Dr.	0.66mi	3/2.0	1,260 (+4%)	8mo	$105,000	$83	57
301 Greenlawn	0.59mi	3/1.0	1,200 (-1%)	12mo	$150,000	$125	57
115 Greenlawn Ave	0.60mi	3/2.0	1,216 (0%)	19mo	$150,000	$123	56
518 N Chapman St	0.36mi	3/2.0	1,144 (-6%)	23mo	$185,000	$162	54
724 Ormand St	0.53mi	2/1.0 (-1)	1,138 (-6%)	2mo	$79,000	$69	53

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: -33.9%
• Equity multiple: -0.10×
• Total profit: $-30,917
• Equity at exit: $14,910

10-year hold

• IRR: -39.9%
• Equity multiple: -0.61×
• Total profit: $-45,093
• Equity at exit: $8,646

Cash invested: $28,000 (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 →

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

Active competition Active MLS

• For sale now: 14 active · 8 under contract
• Months of supply: 28.0 mo (4%/mo absorbed)
• Median asking: $169,950 ($153/sqft)
• Median days on market: 83 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -3.8% 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: 336
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-235

Break-even live

Break-even rent $1,415

Max offer price $65,939

Occupancy floor —

Sensitivity live

Price	-10% $-166	-5% $-201	+0% $-235	+5% $-270	+10% $-304
Rent	-10% $-324	-5% $-279	+0% $-235	+5% $-191	+10% $-147
Rate	-1.0pp $-185	-0.5pp $-210	base $-235	+0.5pp $-261	+1.0pp $-288

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	139d	1	0.11mi
414 W Johnson St Pleasanton, TX	2.0	1.0	792	$800	$1.01	100d	1	0.34mi
132 S Mansfield St Unit A Pleasanton, TX	2.0	1.0	910	$1,100	$1.21	139d	1	0.38mi
512 Dossey St Pleasanton, TX	2.0	1.0	874	$1,100	$1.26	78d	1	0.42mi
401 W Adams St Pleasanton, TX	2.0	1.0	864	$1,025	$1.19	40d	1	0.52mi
729 Burmeister St Pleasanton, TX	3.0	1.5	1120	$1,295	$1.16	29d	1	0.59mi
1101 4th St Pleasanton, TX	2.0	2.0	1077	$1,125	$1.04	139d	1	0.88mi
1209 W Goodwin St Pleasanton, TX	2.0	1.0	910	$1,000	$1.10	139d	1	0.91mi
423 Fechner St Pleasanton, TX	2.0	1.0	900	$1,200	$1.33	43d	1	0.99mi
613 Market St Pleasanton, TX	2.0	2.0	1077	$1,200	$1.11	139d	1	0.99mi
404 High Meadow Dr Pleasanton, TX	3.0	2.0	1428	$1,800	$1.26	113d	1	1.04mi
631 Commerce St Pleasanton, TX	3.0	2.0	1324	$1,500	$1.13	139d	1	1.06mi
1324 W Goodwin St Pleasanton, TX	2.0	1.0	960	$1,100	$1.15	139d	1	1.07mi
541 Dallas St Unit B Pleasanton, TX	3.0	1.5	1080	$1,000	$0.93	119d	1	1.21mi
701 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	139d	1	1.28mi
723 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	94d	1	1.29mi
723 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	119d	1	1.29mi
821 Nancy Ln Unit A Pleasanton, TX	2.0	1.5	1049	$1,050	$1.00	58d	1	1.29mi
823 Dallas St Unit B Pleasanton, TX	2.0	1.0	928	$1,000	$1.08	24d	1	1.34mi
701 Oakhaven Rd Unit 501 Pleasanton, TX	2.0	1.0	875	$950	$1.09	63d	1	1.37mi
701 Oakhaven Rd Unit 502 Pleasanton, TX	2.0	1.0	875	$950	$1.09	7d	1	1.37mi
701 Oakhaven Rd Apt 504 Pleasanton, TX	3.0	1.0	1075	$1,100	$1.02	139d	1	1.37mi
701 Oakhaven Rd Unit 901 Pleasanton, TX	2.0	1.0	875	$950	$1.09	139d	1	1.37mi
701 Oakhaven Rd Unit 505 Pleasanton, TX	2.0	1.0	875	$950	$1.09	88d	1	1.37mi
1810 E State Highway 97 Pleasanton, TX	2.0	1.0	1216	$1,300	$1.07	29d	1	1.48mi

Listing history 50 events

1. 2026-09-24
   days on market $100,000 Active 395 DOM
2. 2026-09-23
   days on market $100,000 Active 394 DOM
3. 2026-09-22
   days on market $100,000 Active 393 DOM
4. 2026-09-21
   days on market $100,000 Active 392 DOM
5. 2026-09-20
   days on market $100,000 Active 391 DOM
6. 2026-09-19
   days on market $100,000 Active 390 DOM
7. 2026-09-18
   days on market $100,000 Active 389 DOM
8. 2026-09-17
   days on market $100,000 Active 388 DOM
9. 2026-09-16
   days on market $100,000 Active 387 DOM
10. 2026-09-15
    days on market $100,000 Active 386 DOM
11. 2026-09-14
    days on market $100,000 Active 385 DOM
12. 2026-09-13
    days on market $100,000 Active 384 DOM
13. 2026-09-12
    days on market $100,000 Active 383 DOM
14. 2026-09-11
    days on market $100,000 Active 382 DOM
15. 2026-09-05
    days on market $100,000 Active 376 DOM
16. 2026-09-04
    days on market $100,000 Active 375 DOM
17. 2026-09-03
    days on market $100,000 Active 374 DOM
18. 2026-08-31
    days on market $100,000 Active 371 DOM
19. 2026-08-30
    days on market $100,000 Active 370 DOM
20. 2026-08-29
    days on market $100,000 Active 369 DOM
21. 2026-08-28
    days on market $100,000 Active 368 DOM
22. 2026-08-27
    days on market $100,000 Active 367 DOM
23. 2026-08-25
    days on market $100,000 Active 365 DOM
24. 2026-08-24
    days on market $100,000 Active 364 DOM
25. 2026-08-23
    days on market $100,000 Active 363 DOM
26. 2026-08-22
    days on market $100,000 Active 362 DOM
27. 2026-08-21
    days on market $100,000 Active 361 DOM
28. 2026-08-20
    days on market $100,000 Active 360 DOM
29. 2026-08-19
    days on market $100,000 Active 359 DOM
30. 2026-08-18
    days on market $100,000 Active 358 DOM
31. 2026-08-17
    days on market $100,000 Active 357 DOM
32. 2026-08-16
    days on market $100,000 Active 356 DOM
33. 2026-08-15
    days on market $100,000 Active 355 DOM
34. 2026-08-14
    days on market $100,000 Active 354 DOM
35. 2026-08-13
    days on market $100,000 Active 353 DOM
36. 2026-08-12
    days on market $100,000 Active 352 DOM
37. 2026-08-11
    statusdays on market $100,000 Active 351 DOM
38. 2026-08-10
    days on market $100,000 Price Change 350 DOM
39. 2026-08-09
    days on market $100,000 Price Change 349 DOM
40. 2026-08-08
    days on market $100,000 Price Change 348 DOM
41. 2026-08-06
    days on market $100,000 Price Change 346 DOM
42. 2026-08-05
    days on market $100,000 Price Change 345 DOM
43. 2026-08-04
    days on market $100,000 Price Change 344 DOM
44. 2026-08-03
    days on market $100,000 Price Change 343 DOM
45. 2026-08-01
    pricestatus $100,000 Price Change 340 DOM
46. 2026-07-31
    days on market $110,000 Active 340 DOM
47. 2026-07-30
    days on market $110,000 Active 338 DOM
48. 2026-07-28
    days on market $110,000 Active 337 DOM
49. 2026-07-26
    days on market $110,000 Active 335 DOM
50. 2026-07-24
    days on market $110,000 Active 333 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 8/10 Severe FEMA zone AE · 99% 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: $13,401
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,909
• Taxable loss: −$4,372
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $-1,775/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $30,400–$54,720 screening

The home requires moderate repairs and updates to its kitchen and bathrooms, which can significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — standard and dated
• Minor exterior siding — some discoloration

Value-add opportunities

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both update kitchen cabinets — Modernizing the kitchen can increase both resale and rental value ↑
• Both update bathroom fixtures — Upgrading the bathroom fixtures can also boost both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Pleasanton Pri Middle Pleasanton J H F TX #971/1,662 Nat'l #8,317/14,009 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

• Census place: Pleasanton, TX
• 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

-15.4% since first listed

3 events — show timeline

• 2026-04-03 Price Changed $110,000 LERA
• 2025-10-07 Price Changed $120,000 LERA
• 2025-08-25 Listed $130,000 LERA