900 Broken Feather Trl 331 Plan · Pflugerville, TX 78660

$124,995

3 bd · 2.0 ba · 1,352 sqft · Manufactured · 88 Days on market

Manufactured home Good condition $92/sqft · 58% below area ↓ 7% 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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Appreciation +2.5/10.0
• Rent growth +2.0/5.0
• Manufactured-home adj. -5.2

Listing remarks MLS

Top-Tier Living in the Heart of Pflugerville Experience the perfect blend of value and "wow-factor" in this turnkey 3-bed, 2-bath home. Designed with a high-contrast "Tuxedo" style sleek black cabinets, white countertops, and light flooring this home brings a custom-built feel to an affordable price point. Key Features: Chef s Ready: All kitchen appliances included + massive walk-in pantry. Room to Grow: Spacious bedrooms and a dedicated dining area separate from the large living room. Prime Location: A "Walker s Dream" for families! Situated within walking distance to all school levels and only 5 minutes from Wells Point Sport Court. Why this home? It s a top-tier choice for first-time homeowners or anyone looking for a stylish, low-maintenance lifestyle backed by the quality standards of Sun Communities.

Key facts

• Turnkey home
• Black cabinets
• Light flooring

Tags

• TURNKEY HOME
• BLACK CABINETS
• WHITE COUNTERTOPS
• LIGHT FLOORING
• WALK-IN PANTRY
• DEDICATED DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.9% 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: Springhill El (math 29% / reading 30%, grade F, #2,525 of 4,322 statewide, top 62%, 500 students, 66% FRL); Pflugerville Middle (math 21% / reading 34%, grade F, #1,156 of 1,662 statewide, top 71%, 815 students, 56% FRL); Pflugerville H S (math 39% / reading 49%, grade F, #697 of 1,632 statewide, top 43%, 1,814 students, 44% FRL).
• Market conditions: Rents soft (-2.0%/yr); 1721 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 115d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 16% 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 $864 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 88 days — a 6% lower offer ($117k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,495 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.18% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.40%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $295,000
• List price: $124,995
• Delta: -57.63%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 W Custers Creek Bnd	0.68mi	3/2.0	1,333 (-1%)	2mo	$300,000	$225	64
1108 Batavia Dr	1.47mi	3/2.0	1,369 (+1%)	2mo	$287,000	$210	61
419 N Heatherwilde Blvd	1.05mi	3/2.5	1,360 (+1%)	2mo	$250,000	$184	60
1204 Vapor Dr	1.34mi	3/2.5	1,378 (+2%)	1mo	$400,000	$290	59
16402 Parkway Dr	1.15mi	4/2.0 (+1)	1,320 (-2%)	2mo	$280,000	$212	54
1200 Coaches Xing	1.13mi	3/2.0	1,247 (-8%)	2mo	$285,000	$229	51
1300 Miss Allisons Way	1.28mi	3/2.5	1,455 (+8%)	1mo	$400,000	$275	49
1113 Orchard Park Cir	1.28mi	3/2.5	1,221 (-10%)	0mo	$149,900	$123	47
1516 Sleepytime Trl	1.34mi	3/2.5	1,590 (+18%)	0mo	$279,900	$176	38
14617 Bedstraw Dr	1.00mi	3/2.5	1,665 (+23%)	2mo	$334,900	$201	37
16507 Edgemere Dr	1.29mi	4/2.0 (+1)	1,572 (+16%)	0mo	$169,900	$108	35
1008 Grey Castle Dr	0.84mi	4/2.0 (+1)	1,685 (+25%)	1mo	$349,500	$207	34

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,251
• Equity at exit: $18,637

10-year hold

• IRR: 1.7%
• Equity multiple: 1.10×
• Total profit: $3,653
• Equity at exit: $10,807

Cash invested: $34,999 (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: 10 active
• Median asking: $103,995 ($82/sqft)
• Median days on market: 84 d
• This list price: 70% of active listings are priced below it
• ARV vs active asking: +165.8% 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: 1721
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $303

Break-even live

Break-even rent $1,093

Max offer price $124,995

Occupancy floor 74%

Sensitivity live

Price	-10% $390	-5% $346	+0% $303	+5% $260	+10% $217
Rent	-10% $186	-5% $245	+0% $303	+5% $362	+10% $420
Rate	-1.0pp $366	-0.5pp $335	base $303	+0.5pp $271	+1.0pp $238

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: $31,249
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 Smoke Signal Pass Pflugerville, TX	4.0	2.5	1864	$2,450	$1.31	10d	1	0.17mi
15004 Antique Finish Dr Pflugerville, TX	3.0	2.0	1562	$1,995	$1.28	164d	1	0.28mi
15004 Antique Finish Dr Unit 15004 Pflugerville, TX	3.0	2.0	1562	$1,995	$1.28	128d	1	0.28mi
910 Rocking Spur Cv Pflugerville, TX	4.0	2.0	1750	$2,300	$1.31	87d	1	0.34mi
625 Smoke Signal Pass Pflugerville, TX	4.0	2.5	1658	$2,075	$1.25	115d	1	0.35mi
610 E Wells Branch Pkwy Pflugerville, TX	1.0–3.0	1.0–2.0	1114	$2,000	$1.80	87d	37	0.41mi
610 E Wells Branch Pkwy Pflugerville, TX	1.0–3.0	1.0–2.0	1114	$2,122	$1.90	9d	15	0.41mi
811 Canyon Bend Rd Pflugerville, TX	4.0	2.0	1768	$2,300	$1.30	158d	1	0.47mi
1010 S Heatherwilde Blvd Unit 215 Pflugerville, TX	2.0	2.0	1096	$1,935	$1.77	87d	1	0.52mi
1010 S Heatherwilde Blvd Unit 1037 Pflugerville, TX	2.0	2.0	1138	$1,502	$1.32	115d	1	0.52mi
1010 S Heatherwilde Blvd Unit 612 Pflugerville, TX	2.0	2.0	1090	$1,540	$1.41	125d	1	0.52mi
1010 S Heatherwilde Blvd Unit 312 Pflugerville, TX	3.0	2.0	1234	$1,945	$1.58	87d	1	0.52mi
1010 S Heatherwilde Blvd Unit 711 Pflugerville, TX	3.0	2.0	1319	$1,889	$1.43	125d	1	0.52mi
1010 S Heatherwilde Blvd Unit 1043 Pflugerville, TX	3.0	2.0	1234	$1,929	$1.56	115d	1	0.52mi
1010 S Heatherwilde Blvd Unit 1067 Pflugerville, TX	2.0	2.0	1090	$1,532	$1.41	128d	1	0.52mi
1008 Settlers Valley Dr Pflugerville, TX	3.0	2.0	1500	$2,200	$1.47	41d	1	0.53mi
1008 Settlers Valley Dr Pflugerville, TX	3.0	2.0	1500	$2,200	$1.47	10d	1	0.53mi
15004 Sassafras Trl Pflugerville, TX	3.0	2.5	1491	$1,900	$1.27	10d	1	0.57mi
15000 Sassafras Trl Pflugerville, TX	3.0	2.0	1346	$1,895	$1.41	45d	1	0.58mi
913 Coronation Way Pflugerville, TX	4.0	2.5	1594	$2,195	$1.38	158d	1	0.58mi
1809 Social Dr Unit 215 Pflugerville, TX	2.0	2.0	949	$1,302	$1.37	87d	1	0.59mi
1809 Social Dr Unit 1836 Pflugerville, TX	2.0	2.0	949	$1,286	$1.36	115d	1	0.59mi
1809 Social Dr Unit 612 Pflugerville, TX	2.0	2.0	949	$1,302	$1.37	125d	1	0.59mi
1809 Social Dr Unit 1866 Pflugerville, TX	2.0	2.0	949	$1,294	$1.36	128d	1	0.59mi
1809 Social Dr Pflugerville, TX	2.0	2.0	1019	$1,599	$1.57	125d	1	0.59mi
1809 Social Dr Pflugerville, TX	2.0	2.0	1019	$1,549	$1.52	164d	1	0.59mi
1809 Social Dr Pflugerville, TX	2.0	2.0	949	$1,399	$1.47	14d	1	0.59mi
1809 Social Dr Pflugerville, TX	2.0	2.0	1019	$1,514	$1.49	103d	1	0.59mi
1809 Social Dr Pflugerville, TX	2.0	2.0	949	$1,399	$1.47	53d	1	0.59mi
1809 Social Dr Pflugerville, TX	2.0	2.0	949	$1,549	$1.63	0d	1	0.59mi
1809 Social Dr Pflugerville, TX	2.0	2.0	949	$1,549	$1.63	49d	1	0.59mi
313 Tudor House Rd Pflugerville, TX	3.0	2.0	1222	$1,900	$1.55	53d	1	0.60mi
1017 Coronation Way Pflugerville, TX	3.0	2.5	1736	$1,950	$1.12	10d	1	0.61mi
1324 Peppermint Trl Pflugerville, TX	3.0	2.5	1590	$1,925	$1.21	133d	1	0.69mi
1324 Peppermint Trl Pflugerville, TX	2.0	2.5	1590	$1,925	$1.21	153d	1	0.69mi
14908 Earl Grey Ln Pflugerville, TX	4.0	2.5	1736	$2,100	$1.21	26d	1	0.69mi
1712 Lady Grey Ave Unit Labs Pflugerville, TX	3.0	2.5	1537	$1,950	$1.27	53d	1	0.72mi
15001 Strathaven Pass Apt 712 Pflugerville, TX	3.0	2.0	1284	$1,851	$1.44	125d	1	0.73mi
15001 Strathaven Pass Unit 15034 Pflugerville, TX	3.0	2.0	1284	$1,674	$1.30	115d	1	0.73mi
15001 Strathaven Pass Unit 15028 Pflugerville, TX	2.0	2.0	1018	$1,374	$1.35	115d	1	0.73mi

Listing history 4 events

1. 2026-06-01
   days on market $124,995 Active 88 DOM
2. 2026-05-31
   days on market $124,995 Active 87 DOM
3. 2026-03-24
   price $124,995 848-char remark

   Show marketing remark (848 chars)

   Top-Tier Living in the Heart of Pflugerville Experience the perfect blend of value and "wow-factor" in this turnkey 3-bed, 2-bath home. Designed with a high-contrast "Tuxedo" style sleek black cabinets, white countertops, and light flooring this home brings a custom-built feel to an affordable price point. Key Features: Chef s Ready: All kitchen appliances included + massive walk-in pantry. Room to Grow: Spacious bedrooms and a dedicated dining area separate from the large living room. Prime Location: A "Walker s Dream" for families! Situated within walking distance to all school levels and only 5 minutes from Wells Point Sport Court. Why this home? It s a top-tier choice for first-time homeowners or anyone looking for a stylish, low-maintenance lifestyle backed by the quality standards of Sun Communities.

4. 2026-03-05
   listed $134,995 Active 848-char remark

   Show marketing remark (848 chars)

   Top-Tier Living in the Heart of Pflugerville Experience the perfect blend of value and "wow-factor" in this turnkey 3-bed, 2-bath home. Designed with a high-contrast "Tuxedo" style sleek black cabinets, white countertops, and light flooring this home brings a custom-built feel to an affordable price point. Key Features: Chef s Ready: All kitchen appliances included + massive walk-in pantry. Room to Grow: Spacious bedrooms and a dedicated dining area separate from the large living room. Prime Location: A "Walker s Dream" for families! Situated within walking distance to all school levels and only 5 minutes from Wells Point Sport Court. Why this home? It s a top-tier choice for first-time homeowners or anyone looking for a stylish, low-maintenance lifestyle backed by the quality standards of Sun Communities.

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $17,727
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,636
• Taxable income: $1,753
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $3,218/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

Good 80/100 Cosmetic rehab Est. rehab $6,760–$20,280 screening

This turnkey 3-bedroom, 2-bathroom home in Pflugerville is in good condition with modern finishes and a high-contrast design. It offers a great value with potential for further improvements to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient for potential buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Upgrading the appliances can increase both resale and rental value by making the kitchen more modern and functional. ↑

ⓘ 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 34/100

Zoned Schools

Elementary Springhill El F TX #2,525/4,322 Nat'l #26,716/41,679 Middle Pflugerville Middle F TX #1,156/1,662 Nat'l #9,659/14,009 High Pflugerville H S F TX #697/1,632 Nat'l #7,320/17,239

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

• Census place: Pflugerville, TX
• 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%
• 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

-7.4% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $124,995 Zillow
• 2026-03-05 Listed $134,995 Zillow