900 Broken Feather Trl #331 · Pflugerville, TX 78660

$124,995

3 bd · 2.0 ba · 1,493 sqft · Manufactured public records · 88 Days on market

Built 2026 $84/sqft · 62% below area ↓ 7% since listing

---

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
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

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

• Built 2026
• Listed 88 days

Tags

• KITCHEN APPLIANCES INCLUDED
• MASSIVE 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.

Deal economics

• At list price, monthly cash flow is $824 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

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: 1.59% ✓
• Cap rate: 14.20%
• Cash-on-cash: 28.24%
• DSCR: 2.26
• GRM: 5.2

CMA / ARV

• ARV (median comp): $295,000
• List price: $124,995
• Delta: -57.63%
• 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: 19.2%
• Equity multiple: 1.75×
• Total profit: $26,340
• Equity at exit: $18,637

10-year hold

• IRR: 25.5%
• Equity multiple: 2.94×
• Total profit: $67,796
• 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 →

ZIP-level market 78660

• Home prices YoY: -34.0%
• Rents YoY: -2.0%
• Active inventory: 1011
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$655
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $824

Break-even live

Break-even rent $947

Max offer price $124,995

Occupancy floor 54%

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
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15004 Antique Finish Dr Pflugerville, TX	3.0	2.0	1562	$1,995	$1.28	23d	1	0.25mi
610 E Wells Branch Pkwy Pflugerville, TX	1.0–3.0	1.0–2.0	1114	$2,017	$1.81	2d	37	0.30mi
1200 S 10th St Pflugerville, TX	2.0–3.0	2.5	1494	$2,388	$1.60	2d	3	0.50mi
913 Coronation Way Pflugerville, TX	4.0	2.5	1594	$2,195	$1.38	17d	1	0.52mi
811 Canyon Bend Rd Pflugerville, TX	4.0	2.0	1768	$2,300	$1.30	17d	1	0.58mi
15001 Strathaven Pass Unit 15058 Pflugerville, TX	2.0	2.0	1100	$1,433	$1.30	3d	1	0.60mi
15001 Strathaven Pass Unit 15034 Pflugerville, TX	3.0	2.0	1284	$1,843	$1.44	3d	1	0.60mi
1809 Social Dr Pflugerville, TX	2.0	2.0	1019	$1,549	$1.52	23d	1	0.62mi
1809 Social Dr Unit 1866 Pflugerville, TX	2.0	2.0	949	$1,294	$1.36	3d	1	0.62mi
15200 Mandarin Xing Pflugerville, TX	3.0	2.0	1355	$2,100	$1.55	23d	1	0.69mi
1324 Peppermint Trl Pflugerville, TX	2.0	2.5	1590	$1,925	$1.21	12d	1	0.69mi
1601 S Heatherwilde Blvd Pflugerville, TX	1.0–2.0	1.0–2.0	823	$2,365	$2.87	20d	10	0.73mi
909 Falkland Trce Pflugerville, TX	3.0	2.0	1435	$1,995	$1.39	10d	1	0.79mi
1701 S Heatherwilde Blvd Pflugerville, TX	1.0–2.0	1.0–2.0	823	$1,475	$1.79	1d	16	0.79mi
404 W Olympic Dr Pflugerville, TX	1.0–3.0	1.0–2.0	1091	$2,640	$2.42	2d	77	0.80mi
14613 Walt Whitman Trl Unit B Pflugerville, TX	3.0	2.5	1373	$1,945	$1.42	43d	1	0.80mi
14608 Walt Whitman Trl Unit B Pflugerville, TX	3.0	2.5	1373	$1,995	$1.45	23d	1	0.81mi
15208 Spring Hill Ln Unit A Pflugerville, TX	2.0	1.0	950	$1,600	$1.68	11d	1	0.85mi
1305 E Wells Branch Pkwy Pflugerville, TX	2.0	2.0	1026	$1,515	$1.48	23d	1	0.89mi
1305 E Wells Branch Pkwy Unit 1328 Pflugerville, TX	2.0	2.0	1026	$1,829	$1.78	10d	1	0.89mi
1305 E Wells Branch Pkwy Pflugerville, TX	1.0–2.0	1.0–2.0	1018	$2,315	$2.27	3d	66	0.89mi
14617 Hyson Xing Pflugerville, TX	3.0	2.0	1167	$2,100	$1.80	43d	1	0.90mi
15129 Donna Jane Loop Pflugerville, TX	3.0	2.5	1590	$2,299	$1.45	43d	1	0.90mi
14416 Lewis Carroll Ln Unit A Pflugerville, TX	3.0	2.5	1476	$1,890	$1.28	3d	1	0.91mi
1501 Darjeeling Dr Pflugerville, TX	4.0	2.5	1685	$2,100	$1.25	43d	1	0.91mi
1004 Sweet Melissa Dr Pflugerville, TX	3.0	2.5	1439	$1,900	$1.32	43d	1	0.92mi
15204 Sweet Caddies Dr Pflugerville, TX	3.0	2.5	1422	$1,950	$1.37	43d	1	0.96mi
14100 John Henry Faulk Dr Pflugerville, TX	3.0	1.0–2.5	1284	$2,604	$2.03	1d	1	0.97mi
15906 Windermere Dr Pflugerville, TX	1.0–2.0	1.5–2.5	1085	$1,650	$1.52	3d	6	0.99mi
1017 Doras Dr Pflugerville, TX	3.0	2.5	1422	$1,900	$1.34	14d	1	1.02mi
917 Sebastian Bnd Unit B Pflugerville, TX	3.0	2.5	1476	$1,695	$1.15	43d	1	1.03mi
15224 Sarahs Creek Dr Pflugerville, TX	3.0	2.5	1590	$2,050	$1.29	43d	1	1.05mi
1125 Vincent Pl Pflugerville, TX	3.0	2.0	1355	$2,250	$1.66	43d	1	1.05mi
1041 Stacias Way Pflugerville, TX	3.0	2.5	1743	$2,035	$1.17	4d	1	1.06mi
516 Sweet Leaf Ln Pflugerville, TX	4.0	2.5	1745	$1,950	$1.12	14d	1	1.06mi
500 S 2nd St Unit A Pflugerville, TX	2.0	1.0	1776	$1,600	$0.90	23d	1	1.07mi
433 Sweet Leaf Ln Pflugerville, TX	4.0	2.5	1439	$1,990	$1.38	23d	1	1.10mi
1305 Caras Cv Pflugerville, TX	3.0	2.5	1595	$2,000	$1.25	23d	1	1.11mi
1204 Sleepytime Trl Pflugerville, TX	3.0	2.0	1355	$1,800	$1.33	12d	1	1.12mi
16114 Windermere Dr Pflugerville, TX	3.0	2.0	1028	$1,495	$1.45	4d	1	1.14mi

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.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $484 · $40/mo
• Projected year-2 tax: $2,287 · $191/mo
• Expected delta: +$1,803/yr (+$150/mo · 372.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $23,874
• − Mortgage interest: −$7,002
• − Property taxes: −$484
• − Insurance: −$625
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$3,636
• Taxable income: $8,307
• Est. tax owed @ 24.0%: −$1,994
• After-tax cash flow: $7,892/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.

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

• Census place: Pflugerville, TX
• 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

-7.4% since first listed

2 events — show timeline

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

Property tax history

-3.5%/yr

Latest (2025): $484 · +1.5% YoY. Source: county tax records.