2720 Halite Bnd Plan · Pflugerville, TX 78660

$129,995

4 bd · 2.0 ba · 1,620 sqft · Manufactured · 449 Days on market

Good condition $80/sqft · 56% below area

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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
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

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 $814 ($10k/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 13.8% vs local median 2.7% 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.
• Market conditions: Rents soft (-2.0%/yr); 1011 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 449 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 449 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: 1.67% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.85%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $295,000
• List price: $129,995
• Delta: -55.93%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.67×
• Total profit: $24,484
• Equity at exit: $19,383

10-year hold

• IRR: 23.6%
• Equity multiple: 2.75×
• Total profit: $63,690
• 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 →

ZIP-level market 78660

• Home prices YoY: -34.0%
• Rents YoY: -2.0%
• Active inventory: 1011
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $814

Break-even live

Break-even rent $1,137

Max offer price $129,995

Occupancy floor 57%

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
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 Golden Aspen Loop Pflugerville, TX	3.0	2.0	1140	$1,449	$1.27	12d	1	0.02mi
2800 Halite Bnd #1105 Pflugerville, TX	3.0	2.0	1250	$1,700	$1.36	17d	1	0.31mi
14417 Koti Way Pflugerville, TX	3.0	2.0	1474	$1,999	$1.36	43d	1	0.47mi
14408 Koti Way Pflugerville, TX	4.0	2.0	1668	$2,200	$1.32	43d	1	0.50mi
2808 Schwartz Ln Pflugerville, TX	3.0	2.0	1479	$1,900	$1.28	17d	1	0.52mi
2920 Tweedy Trl Pflugerville, TX	3.0	2.0	1481	$5,000	$3.38	11d	1	0.56mi
2612 Schwartz Ln Pflugerville, TX	4.0	2.0	1653	$2,099	$1.27	10d	1	0.64mi
14105 Cantarra Dr Pflugerville, TX	4.0	2.0	1992	$2,250	$1.13	23d	1	0.65mi
14013 Heywood Dr Pflugerville, TX	4.0	2.0	1672	$2,195	$1.31	23d	1	0.67mi
14108 Boquist Dr Pflugerville, TX	4.0	2.0	1999	$2,200	$1.10	44d	1	0.74mi
3103 Crystal Bend Dr Pflugerville, TX	4.0	2.5	2189	$2,200	$1.01	23d	1	0.78mi
14101 Heimhome Bnd Pflugerville, TX	4.0	2.5	1984	$2,100	$1.06	43d	1	0.81mi
2541 Forgetmenot Ln Pflugerville, TX	4.0	2.5	2003	$2,400	$1.20	43d	1	0.89mi
1608 Purple Martin Dr Pflugerville, TX	3.0	2.0	1470	$2,200	$1.50	23d	1	0.90mi
2537 Forgetmenot Ln Pflugerville, TX	3.0	2.0	1276	$1,850	$1.45	16d	1	0.90mi
13701 Sloan St Pflugerville, TX	4.0	2.5	2121	$2,705	$1.28	43d	1	0.97mi
2601 Crystal Bend Dr Pflugerville, TX	3.0–4.0	2.0–2.5	1761	$4,462	$2.53	1d	1	1.00mi
2916 Bronx Dr Pflugerville, TX	4.0	2.5	2081	$2,800	$1.35	23d	1	1.04mi
3304 Ortman Dr Pflugerville, TX	3.0	2.5	1795	$2,150	$1.20	4d	1	1.08mi
2913 Saint Regis Dr Pflugerville, TX	4.0	2.5	2157	$2,200	$1.02	21d	1	1.11mi
15409 Flowers Vw Pflugerville, TX	4.0	3.0	2201	$2,599	$1.18	43d	1	1.17mi
15421 Flowers Vw Pflugerville, TX	3.0	2.0	1528	$2,200	$1.44	20d	1	1.19mi
2714 Towy Rd Pflugerville, TX	3.0	2.0	1450	$2,000	$1.38	23d	1	1.24mi
2615 Derwent Dr Pflugerville, TX	4.0	2.0	1468	$2,195	$1.50	1d	1	1.25mi
2612 Towy Rd Pflugerville, TX	3.0	2.0	1533	$2,195	$1.43	4d	1	1.28mi
2710 Paragon Fox Dr Pflugerville, TX	3.0	2.5	1796	$2,300	$1.28	43d	1	1.30mi
1203 Pigeon Forge Rd Pflugerville, TX	3.0	2.0	1858	$2,400	$1.29	23d	1	1.34mi
2500 E Howard Ln Manor, TX	3.0	1.0–3.5	1245	$3,166	$2.54	1d	50	1.37mi
2805 Totley Rd Pflugerville, TX	3.0	2.0	1450	$2,099	$1.45	43d	1	1.41mi
13309 Riding Dr Pflugerville, TX	4.0	2.0	1468	$2,195	$1.50	17d	1	1.41mi
4713 Canongate Dr Pflugerville, TX	3.0	2.5	2099	$2,199	$1.05	23d	1	1.43mi
2606 Totley Rd Pflugerville, TX	3.0	2.0	1234	$2,190	$1.77	1d	1	1.43mi
3401 Bach Dr Pflugerville, TX	3.0	2.0	1401	$2,274	$1.62	2d	1	1.47mi
3401 Bach Dr Unit 1 Pflugerville, TX	3.0	2.0	1401	$2,274	$1.62	23d	1	1.47mi
2908 E Howard Ln Manor, TX	1.0–3.0	1.0–2.0	970	$2,151	$2.22	1d	66	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $129,995 Active 449 DOM
2. 2026-06-17
   days on market $129,995 Active 448 DOM
3. 2026-06-16
   days on market $129,995 Active 447 DOM
4. 2026-06-15
   days on market $129,995 Active 446 DOM
5. 2026-06-13
   days on market $129,995 Active 444 DOM
6. 2026-06-09
   days on market $129,995 Active 440 DOM
7. 2026-06-08
   days on market $129,995 Active 439 DOM
8. 2026-06-07
   days on market $129,995 Active 438 DOM
9. 2026-06-05
   days on market $129,995 Active 435 DOM
10. 2026-06-03
    days on market $129,995 Active 434 DOM
11. 2026-06-02
    days on market $129,995 Active 433 DOM
12. 2026-06-01
    days on market $129,995 Active 432 DOM
13. 2026-05-31
    days on market $129,995 Active 431 DOM
14. 2025-03-27
    listed $129,995 Active 645-char remark

    Show marketing remark (645 chars)

    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.

ⓘ 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: $26,017
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − Depreciation: −$3,782
• Taxable income: $8,191
• Est. tax owed @ 24.0%: −$1,966
• After-tax cash flow: $7,807/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

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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 1,299,254 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: 3347.0

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%

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%

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

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