801 Old Austin Pflugerville Rd · Pflugerville, TX 78660

$450,000

5 bd · 3.0 ba · 2,390 sqft · MultiFamily public records · 146 Days on market

Built 1967 0.43 ac lot $188/sqft · at area comps Est $438k · at est.

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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 +6.3/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Location is fantastic - roof replaced in 2019, laminate flooring/no carpet - huge lot, almost 1/2 acre. A-side is 3 bedroom, 2 bath, 2 garage; B-side is 2 bedroom, 1 bath, 1 garage! Septic pumped January, 2026. Entrances on Old Austin Pflugerville Rd and Delahunty.

Key facts

• Laminate flooring
• Huge lot
• Roof replaced

Tags

• ROOF REPLACED
• LAMINATE FLOORING
• HUGE LOT
• ENTRANCES ON DELAHUNTY

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $450k).
• Recommended offer: $396k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 21 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).
• At $6,986/mo this rent would consume 74% of the median local household income ($113k/yr) (locally 3347% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 $126k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $450k implies a 463% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $396,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.55% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.22%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $437,951
• List price: $450,000
• Delta: 2.75%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.5%
• Equity multiple: 1.44×
• Total profit: $55,342
• Equity at exit: $67,096

10-year hold

• IRR: 17.9%
• Equity multiple: 2.28×
• Total profit: $161,011
• Equity at exit: $38,908

Cash invested: $126,000 (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 →

ZIP-level market 78660

• Home prices YoY: -34.0%
• Rents YoY: -2.0%
• Active inventory: 1011
• Price-to-rent: 24.3×

Monthly cashflow live

• Estimated rent: $6,986 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$639 /mo · $7,665/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,467
• Net cashflow: $2,333

Break-even live

Break-even rent $4,033

Max offer price $450,000

Occupancy floor 62%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,086
▸ 3× units	2	1	$3,900
Total (5 units)			$6,986

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Falkland Trce Pflugerville, TX	4.0	2.5	2170	$2,549	$1.17	43d	1	0.59mi
708 Durness Dr Pflugerville, TX	4.0	2.5	2336	$2,300	$0.98	2d	1	0.61mi
15124 Katies Corner Ln Pflugerville, TX	4.0	3.0	2041	$2,300	$1.13	43d	1	0.61mi
700 Screech Owl Dr Pflugerville, TX	5.0	3.5	2488	$2,900	$1.17	1d	1	0.84mi
16205 Glorious Ln Pflugerville, TX	4.0	2.5	2718	$2,500	$0.92	17d	1	0.94mi
16501 Brogan Ln Pflugerville, TX	4.0	2.5	2281	$2,300	$1.01	43d	1	1.03mi
906 Low Brim Cv Pflugerville, TX	4.0	2.5	2102	$2,095	$1.00	23d	1	1.09mi
804 Tapestry Cv Pflugerville, TX	4.0	3.5	2102	$2,295	$1.09	4d	1	1.12mi
16940 Cactus Blossom Dr Pflugerville, TX	4.0	2.5	1825	$2,225	$1.22	43d	1	1.14mi
16940 Cactus Blossom Dr Pflugerville, TX	4.0	2.0	1825	$2,420	$1.33	20d	1	1.14mi
1016 Thackeray Ln Pflugerville, TX	4.0	2.0	2522	$3,000	$1.19	2d	1	1.19mi
811 Canyon Bend Rd Pflugerville, TX	4.0	2.0	1768	$2,300	$1.30	17d	1	1.24mi
829 Bethel Way Pflugerville, TX	4.0	2.5	2772	$2,595	$0.94	43d	1	1.25mi
913 Coronation Way Pflugerville, TX	4.0	2.5	1594	$2,195	$1.38	17d	1	1.31mi
14503 Jefferson Craig Ln Pflugerville, TX	4.0	3.0	2612	$2,499	$0.96	43d	1	1.40mi
1207 Aspen Grove Dr Pflugerville, TX	4.0	2.5	1882	$2,739	$1.46	4d	1	1.42mi
1108 Legacy Dr Pflugerville, TX	3.0–4.0	2.5	1705	$2,749	$1.61	2d	1	1.47mi
15202 Kookaburra Path #26 Austin, TX	4.0	2.5	2003	$2,600	$1.30	23d	1	1.47mi
1207 Beechtree Ln Pflugerville, TX	4.0	2.5	1882	$2,699	$1.43	23d	1	1.48mi
1616 War Horse Ln Round Rock, TX	4.0	2.5	1888	$2,500	$1.32	23d	1	1.49mi
1115 Aspen Grove Dr Pflugerville, TX	4.0	2.5	1882	$2,659	$1.41	23d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $450,000 Active 146 DOM
2. 2026-06-17
   days on market $450,000 Active 145 DOM
3. 2026-06-16
   days on market $450,000 Active 144 DOM
4. 2026-06-15
   days on market $450,000 Active 143 DOM
5. 2026-06-13
   days on market $450,000 Active 141 DOM
6. 2026-06-09
   days on market $450,000 Active 137 DOM
7. 2026-06-08
   days on market $450,000 Active 136 DOM
8. 2026-06-07
   days on market $450,000 Active 135 DOM
9. 2026-06-05
   days on market $450,000 Active 132 DOM
10. 2026-06-03
    days on market $450,000 Active 131 DOM
11. 2026-06-02
    days on market $450,000 Active 130 DOM
12. 2026-06-01
    days on market $450,000 Active 129 DOM
13. 2026-05-31
    days on market $450,000 Active 128 DOM
14. 2026-03-10
    price $450,000 265-char remark

    Show marketing remark (265 chars)

    Location is fantastic - roof replaced in 2019, laminate flooring/no carpet - huge lot, almost 1/2 acre. A-side is 3 bedroom, 2 bath, 2 garage; B-side is 2 bedroom, 1 bath, 1 garage! Septic pumped January, 2026. Entrances on Old Austin Pflugerville Rd and Delahunty.

15. 2026-01-23
    listed $498,000 Active 265-char remark

    Show marketing remark (265 chars)

    Location is fantastic - roof replaced in 2019, laminate flooring/no carpet - huge lot, almost 1/2 acre. A-side is 3 bedroom, 2 bath, 2 garage; B-side is 2 bedroom, 1 bath, 1 garage! Septic pumped January, 2026. Entrances on Old Austin Pflugerville Rd and Delahunty.

16. 1994-09-12
    soldstatus $79,900

ⓘ 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: $7,665 · $639/mo
• Projected year-2 tax: $8,235 · $686/mo
• Expected delta: +$570/yr (+$48/mo · 7.4%)

ⓘ 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 · 22 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: $83,832
• − Mortgage interest: −$25,207
• − Property taxes: −$7,665
• − Insurance: −$2,250
• − Repairs & maintenance: −$6,707
• − Management: −$6,707
• − Depreciation: −$13,091
• Taxable income: $22,206
• Est. tax owed @ 24.0%: −$5,330
• After-tax cash flow: $22,665/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

• County: Travis County · 1,299,254 people
• City population: 1,066,854
• 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

+463.2% since first listed

3 events — show timeline

• 2026-03-10 Price Changed $450,000 Unlock MLS
• 2026-01-23 Listed $498,000 Unlock MLS
• 1994-09-12 Sold (Public Records) $79,900 Public Records

Property tax history

+4.5%/yr

Latest (2026): $7,665 · +0.0% YoY. Source: county tax records.