2720 Halite Bnd Plan · Pflugerville, TX 78660

$129,995

4 bd · 2.0 ba · 1,620 sqft · Manufactured · 500 Days on market

Manufactured home Good condition $80/sqft · 58% below area

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Appreciation +2.5/10.0
• Rent growth +2.0/5.0
• Manufactured-home adj. -5.6

Listing remarks MLS

This brand-new home features 4 generously sized bedrooms and 2 modern bathrooms, providing a fresh and stylish living space. The open-concept layout includes a spacious living area that flows seamlessly into the dining and kitchen spaces, perfect for everyday living and entertaining. The kitchen features high-end appliances, and ample storage. The primary suite offers a private en-suite bathroom for ultimate convenience. Outside, you'll find a well-maintained yard, ideal for enjoying the outdoors. Don t miss this opportunity to own a fresh, move-in-ready home! Apply Today! * Note: Finishes and color scheme pictured may vary by location.

Key facts

• High-end appliances
• Well-maintained yard
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• HIGH-END APPLIANCES
• PRIVATE EN-SUITE BATHROOM
• WELL-MAINTAINED YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.8% in Pflugerville — 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 81/100 on livability (#26 in TX, #1,492 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: commute F.
• Pflugerville ISD (suburban): math 33% / reading 42% proficiency, ranked #421 of 826 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dessau El (math 10% / reading 17%, grade F, #4,138 of 4,322 statewide, top 96%, 575 students, 70% FRL); Cele Middle (math 39% / reading 46%, grade D-, #553 of 1,662 statewide, top 34%, 747 students, 22% FRL); Hendrickson H S (math 44% / reading 64%, grade C-, #422 of 1,632 statewide, top 26%, 2,175 students, 24% FRL).
• Market conditions: Rents soft (-2.0%/yr); 1246 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent is only 17% of the median local income ($113k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 500 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,395 (12.0% below list)

Questions for the listing agent

1. It's been on market 500 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.26% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.21%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $312,500
• List price: $129,995
• Delta: -58.40%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14309 Macquarie Dr	0.53mi	4/2.0	1,707 (+5%)	1mo	$324,990	$190	65
1220 Crumpton Dr	1.23mi	4/2.0	1,695 (+5%)	1mo	$399,940	$236	56
2717 Towy Rd	1.29mi	3/2.0 (-1)	1,533 (-5%)	0mo	$342,750	$224	51
13404 Underbank Rd	1.20mi	3/2.0 (-1)	1,533 (-5%)	2mo	$336,550	$220	50
13409 Underbank Rd	1.17mi	4/2.0	1,468 (-9%)	0mo	$339,900	$232	49
13800 Levy Ln	0.81mi	3/2.0 (-1)	1,521 (-6%)	1mo	$305,000	$201	49
2702 Derwent Dr	1.23mi	4/2.0	1,468 (-9%)	1mo	$333,310	$227	48
1208 Carvin Way	0.81mi	3/2.5 (-1)	1,737 (+7%)	2mo	$399,990	$230	44
13907 Tophill Cir	1.34mi	5/3.0 (+1)	1,736 (+7%)	1mo	$330,000	$190	43
14200 Lyndora Ln	0.92mi	3/2.0 (-1)	1,450 (-10%)	0mo	$299,000	$206	42
13918 Belzer Dr	0.80mi	3/2.5 (-1)	1,779 (+10%)	1mo	$314,000	$177	40
2200 Forgetmenot Ln	1.07mi	4/2.5	1,856 (+15%)	2mo	$329,999	$178	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-341
• Equity at exit: $19,383

10-year hold

• IRR: 6.0%
• Equity multiple: 1.39×
• Total profit: $14,038
• Equity at exit: $11,240

Cash invested: $36,399 (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 →

Active competition Active MLS

• For sale now: 5 active
• Median asking: $109,995 ($64/sqft)
• Median days on market: 49 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +201.9% above current asking $/sqft

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

ZIP-level market 78660

• Home prices YoY: -34.0%
• Rents YoY: -2.0%
• Active inventory: 1246
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $401

Break-even live

Break-even rent $1,137

Max offer price $129,995

Occupancy floor 71%

Sensitivity live

Price	-10% $490	-5% $446	+0% $401	+5% $356	+10% $311
Rent	-10% $271	-5% $336	+0% $401	+5% $466	+10% $531
Rate	-1.0pp $466	-0.5pp $434	base $401	+0.5pp $367	+1.0pp $333

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: $32,499
• Closing costs: $3,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 Golden Aspen Loop Pflugerville, TX	3.0–4.0	1.0–2.0	1460	$1,599	$1.10	11d	1	0.02mi
2800 Halite Bnd #1105 Pflugerville, TX	3.0	2.0	1250	$1,700	$1.36	67d	1	0.31mi
2804 Halite Bnd #1103 Pflugerville, TX	3.0	2.0	1349	$1,800	$1.33	16d	1	0.32mi
14417 Koti Way Pflugerville, TX	3.0	2.0	1474	$1,999	$1.36	93d	1	0.47mi
14408 Koti Way Pflugerville, TX	4.0	2.0	1668	$2,200	$1.32	93d	1	0.50mi
14408 Koti Way Pflugerville, TX	4.0	2.0	1668	$2,200	$1.32	47d	1	0.50mi
2809 Schwartz Ln Pflugerville, TX	4.0	2.5	1856	$2,175	$1.17	16d	1	0.51mi
14307 Macquarie Dr Pflugerville, TX	4.0	2.0	2025	$2,275	$1.12	35d	1	0.52mi
2808 Schwartz Ln Pflugerville, TX	3.0	2.0	1479	$1,850	$1.25	47d	1	0.52mi
2920 Tweedy Trl Pflugerville, TX	3.0	2.0	1481	$5,000	$3.38	60d	1	0.56mi
2920 Tweedy Trl Pflugerville, TX	3.0	2.0	1481	$5,325	$3.60	22d	1	0.56mi
14425 Treyvon Rd Pflugerville, TX	4.0	2.0	1707	$2,250	$1.32	31d	1	0.58mi
14213 Cantarra Dr Pflugerville, TX	4.0	2.0	1827	$2,200	$1.20	17d	1	0.59mi
2909 Tweedy Trl Pflugerville, TX	4.0	2.5	2188	$2,200	$1.01	33d	1	0.59mi
14128 Macquarie Dr Pflugerville, TX	3.0	2.0	1368	$1,860	$1.36	21d	1	0.63mi
2612 Schwartz Ln Pflugerville, TX	4.0	2.0	1653	$2,099	$1.27	59d	1	0.64mi
14105 Cantarra Dr Pflugerville, TX	4.0	2.0	1992	$2,250	$1.13	73d	1	0.65mi
14013 Heywood Dr Pflugerville, TX	4.0	2.0	1672	$2,100	$1.26	47d	1	0.67mi
14015 Macquarie Dr Pflugerville, TX	4.0	2.5	2141	$2,300	$1.07	35d	1	0.70mi
2712 Louris Ln Pflugerville, TX	3.0	2.0	1220	$2,099	$1.72	17d	1	0.71mi
14108 Boquist Dr Pflugerville, TX	4.0	2.0	1999	$2,200	$1.10	93d	1	0.74mi
3103 Crystal Bend Dr Pflugerville, TX	4.0	2.5	2189	$2,200	$1.01	73d	1	0.78mi
14101 Heimhome Bnd Pflugerville, TX	4.0	2.5	1984	$2,100	$1.06	93d	1	0.81mi
2528 Willkomen Way Pflugerville, TX	4.0	2.0	1707	$2,199	$1.29	32d	1	0.82mi
14017 Saving Grace Way Pflugerville, TX	4.0	2.0	1627	$2,050	$1.26	36d	1	0.86mi
1620 Purple Martin Dr Pflugerville, TX	4.0	2.5	2144	$2,399	$1.12	9d	1	0.86mi
14305 Sandrock Bnd Pflugerville, TX	3.0	2.0	1266	$1,895	$1.50	11d	1	0.88mi
2541 Forgetmenot Ln Pflugerville, TX	4.0	2.5	2003	$2,400	$1.20	93d	1	0.89mi
1608 Purple Martin Dr Pflugerville, TX	3.0	2.0	1470	$2,200	$1.50	73d	1	0.90mi
2537 Forgetmenot Ln Pflugerville, TX	3.0	2.0	1276	$1,850	$1.45	65d	1	0.90mi
14212 Sandrock Bnd Pflugerville, TX	4.0	2.0	1606	$1,950	$1.21	35d	1	0.92mi
2513 Forgetmenot Ln Pflugerville, TX	4.0	2.5	2003	$2,250	$1.12	41d	1	0.94mi
13701 Sloan St Pflugerville, TX	4.0	2.5	2121	$2,705	$1.28	93d	1	0.97mi
13804 Cantarra Dr Pflugerville, TX	4.0	2.0	2025	$2,200	$1.09	11d	1	0.97mi
13804 Cantarra Dr Pflugerville, TX	4.0	2.0	2033	$2,200	$1.08	23d	1	0.97mi
2601 Crystal Bend Dr Pflugerville, TX	3.0–4.0	2.0–2.5	1761	$3,595	$2.04	9d	1	1.00mi
13721 Cantarra Dr Pflugerville, TX	3.0	2.0	1471	$2,000	$1.36	38d	1	1.01mi
2916 Bronx Dr Pflugerville, TX	4.0	2.5	2081	$2,800	$1.35	73d	1	1.04mi
3304 Ortman Dr Pflugerville, TX	3.0	2.5	1795	$2,150	$1.20	53d	1	1.08mi
3304 Ortman Dr Pflugerville, TX	3.0	2.5	1795	$2,150	$1.20	28d	1	1.08mi

Listing history 50 events

1. 2026-08-08
   days on market $129,995 Active 500 DOM
2. 2026-08-06
   days on market $129,995 Active 498 DOM
3. 2026-08-05
   days on market $129,995 Active 497 DOM
4. 2026-08-04
   days on market $129,995 Active 496 DOM
5. 2026-08-03
   days on market $129,995 Active 495 DOM
6. 2026-07-31
   days on market $129,995 Active 492 DOM
7. 2026-07-30
   days on market $129,995 Active 490 DOM
8. 2026-07-28
   days on market $129,995 Active 489 DOM
9. 2026-07-26
   days on market $129,995 Active 487 DOM
10. 2026-07-24
    days on market $129,995 Active 485 DOM
11. 2026-07-23
    days on market $129,995 Active 484 DOM
12. 2026-07-22
    days on market $129,995 Active 483 DOM
13. 2026-07-21
    days on market $129,995 Active 482 DOM
14. 2026-07-20
    days on market $129,995 Active 481 DOM
15. 2026-07-18
    days on market $129,995 Active 479 DOM
16. 2026-07-18
    days on market $129,995 Active 478 DOM
17. 2026-07-16
    days on market $129,995 Active 477 DOM
18. 2026-07-15
    days on market $129,995 Active 476 DOM
19. 2026-07-14
    days on market $129,995 Active 475 DOM
20. 2026-07-13
    days on market $129,995 Active 474 DOM
21. 2026-07-13
    days on market $129,995 Active 473 DOM
22. 2026-07-12
    days on market $129,995 Active 472 DOM
23. 2026-07-10
    days on market $129,995 Active 471 DOM
24. 2026-07-09
    days on market $129,995 Active 470 DOM
25. 2026-07-07
    days on market $129,995 Active 468 DOM
26. 2026-07-06
    days on market $129,995 Active 467 DOM
27. 2026-07-05
    days on market $129,995 Active 466 DOM
28. 2026-07-03
    days on market $129,995 Active 464 DOM
29. 2026-07-02
    days on market $129,995 Active 463 DOM
30. 2026-07-01
    days on market $129,995 Active 462 DOM
31. 2026-06-30
    days on market $129,995 Active 461 DOM
32. 2026-06-29
    days on market $129,995 Active 460 DOM
33. 2026-06-28
    days on market $129,995 Active 459 DOM
34. 2026-06-27
    days on market $129,995 Active 458 DOM
35. 2026-06-26
    days on market $129,995 Active 457 DOM
36. 2026-06-24
    days on market $129,995 Active 455 DOM
37. 2026-06-22
    days on market $129,995 Active 453 DOM
38. 2026-06-21
    days on market $129,995 Active 452 DOM
39. 2026-06-18
    days on market $129,995 Active 449 DOM
40. 2026-06-17
    days on market $129,995 Active 448 DOM
41. 2026-06-16
    days on market $129,995 Active 447 DOM
42. 2026-06-15
    days on market $129,995 Active 446 DOM
43. 2026-06-13
    days on market $129,995 Active 444 DOM
44. 2026-06-09
    days on market $129,995 Active 440 DOM
45. 2026-06-08
    days on market $129,995 Active 439 DOM
46. 2026-06-07
    days on market $129,995 Active 438 DOM
47. 2026-06-05
    days on market $129,995 Active 435 DOM
48. 2026-06-03
    days on market $129,995 Active 434 DOM
49. 2026-06-02
    days on market $129,995 Active 433 DOM
50. 2026-06-01
    days on market $129,995 Active 432 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,732
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$3,782
• Taxable income: $2,911
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $4,109/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $8,100–$24,300 screening

This move-in-ready manufactured home features modern finishes and a spacious layout, ideal for both resale and rental.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal ↑
• Rental Clean gutters — Keeps home in good condition ↑

ⓘ 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.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Wilhelmina Delco El F TX #2,668/4,322 Nat'l #27,846/41,679 Middle Bohls Middle High Hendrickson H S C- TX #422/1,632 Nat'l #4,773/17,239

Schools (NCES district)

• District: Pflugerville ISD
• NCES district ID: 4834830
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $66,723
• Composite: 33.99/100
• National rank: #5321
• State rank: #421 of 826 in TX

A Composite livability gradescore 81/100

Livability — Pflugerville

• Score: 81/100
• State rank: #26
• US rank: #1492

Category grades

Amenities C+ Commute F Cost of living B+ Crime B Employment A+ Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Travis County · 1,545,133 people
• City population: 124,834
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 124,834
• Household income: $113,205
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 11% of renters

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Population outlook (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 35% White 34% Two or more races 19% Black 16% Asian 10%
• Hispanic origin (detail): Mexican 25% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 3% Italian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 69% English-only · Spanish 19% Other Indo-European 3% Vietnamese 3%

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Political lean MEDSL · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.36%
• Current HPI: 225.8781
• Rent YoY: ▼ -2.03%
• Metro: Austin-Round Rock-Georgetown, TX
• 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

1 event — show timeline

• 2025-03-27 Listed $129,995 Zillow