7512 Benji Path Plan · Austin, TX 78724

$124,995

3 bd · 2.0 ba · 1,372 sqft · Manufactured · 370 Days on market

Poor condition $91/sqft · 49% below area Est $245k · 49% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +4.1/5.0
• Rent growth +2.6/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new 3 bedroom, 2 bathroom home situated on a desirable corner lot with an open floor plan perfect for modern living. Each bedroom features its own walk-in closet, offering plenty of storage space. Enjoy the convenience of a massive pantry and a spacious utility room. Designed for both comfort and functionality, this home is ideal for anyone seeking a fresh, well-thought-out layout in a great location. Ready for move-in by mid-August, this home won t be available for long! Act quickly this is your chance to own in one of Austin's most sought-after communities!

Key facts

• Open floor plan
• Walk-in closet
• Massive pantry

Tags

• CORNER LOT
• OPEN FLOOR PLAN
• WALK-IN CLOSET
• MASSIVE PANTRY
• SPACIOUS UTILITY ROOM

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $484 ($6k/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: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 1.8% in Austin — 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 82/100 on livability (#16 in TX, #1,208 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D, crime F.
• Manor ISD (rural): math 18% / reading 26% proficiency, ranked #729 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Shadowglen El (math 23% / reading 33%, grade F, #2,740 of 4,322 statewide, top 64%, 654 students, 61% FRL); Manor H S (math 9% / reading 29%, grade F, #1,431 of 1,632 statewide, top 88%, 2,280 students, 66% FRL).
• Market conditions: Rents flat; 180 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 + 0.3% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 370 days — a 12% lower offer ($110k) 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 $109,995 (12.0% below list)

Questions for the listing agent

1. It's been on market 370 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.61%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $244,565
• List price: $124,995
• Delta: -48.89%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.17×
• Total profit: $6,039
• Equity at exit: $18,637

10-year hold

• IRR: 11.4%
• Equity multiple: 1.78×
• Total profit: $27,295
• 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 78724

• Home prices YoY: -13.1%
• Rents YoY: 0.3%
• Active inventory: 180
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $484

Break-even live

Break-even rent $1,093

Max offer price $124,995

Occupancy floor 67%

Sensitivity live

Price	-10% $571	-5% $528	+0% $484	+5% $441	+10% $398
Rent	-10% $350	-5% $417	+0% $484	+5% $552	+10% $619
Rate	-1.0pp $547	-0.5pp $516	base $484	+0.5pp $452	+1.0pp $419

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 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7506 Walnut Creek Hike and Bike Trl Austin, TX	3.0	2.0	1456	$1,249	$0.86	45d	1	0.11mi
7601 Daffan Ln Austin, TX	3.0–4.0	2.0	1400	$1,449	$1.03	6d	1	0.17mi
7400 Daffan Ln Unit 7457 Austin, TX	2.0	2.0	1050	$1,373	$1.31	0d	1	0.21mi
7400 Daffan Ln Unit 7433 Austin, TX	3.0	2.0	1300	$1,673	$1.29	0d	1	0.21mi
7601 Daffan Ln Unit 711 Austin, TX	3.0	2.0	1568	$1,763	$1.12	19d	1	0.31mi
9000 Decker Ln Austin, TX	2.0–4.0	2.0	1180	$1,349	$1.14	3d	1	0.50mi
8000 Decker Ln Unit 8057 Austin, TX	2.0	2.0	1087	$1,522	$1.40	0d	1	0.53mi
8000 Decker Ln Unit 8033 Austin, TX	3.0	2.0	1227	$1,755	$1.43	0d	1	0.53mi
7512 Daves Landing Dr Austin, TX	3.0	2.0	1366	$2,200	$1.61	25d	1	0.71mi
8025 City Top Blvd Austin, TX	3.0	2.0	1472	$2,300	$1.56	25d	1	0.77mi
8025 City Top Blvd Austin, TX	3.0	2.0	1472	$2,300	$1.56	0d	1	0.77mi
7717 Lowenfield Dr Austin, TX	3.0	2.0	1516	$2,270	$1.50	25d	1	0.80mi
8340 Mimi Ln Austin, TX	3.0	2.5	1811	$2,700	$1.49	6d	1	0.90mi
8721 Eastern Heights Blvd Unit 8778 Austin, TX	2.0	2.0	1025	$1,473	$1.44	0d	1	1.11mi
8721 Eastern Heights Blvd Austin, TX	2.0	2.0	1028	$1,299	$1.26	45d	1	1.11mi
8707 Karling Dr Austin, TX	3.0	2.0	1296	$1,058	$0.82	45d	1	1.18mi
8712 Old Manor Rd Austin, TX	1.0–4.0	1.0–2.0	1073	$1,449	$1.35	25d	1	1.20mi
7320 Muffin Dr Austin, TX	3.0	2.0	1499	$2,045	$1.36	16d	1	1.21mi
6809 Jaired Dr Austin, TX	3.0	2.0	1162	$1,900	$1.64	45d	1	1.25mi
7120 Carwill Dr Austin, TX	3.0	2.0	1500	$2,000	$1.33	16d	1	1.32mi
7000 Decker Ln Austin, TX	1.0–4.0	1.0–2.0	955	$1,626	$1.70	0d	17	1.33mi
7106 Colony Park Dr Austin, TX	3.0	2.0	1039	$2,150	$2.07	6d	1	1.36mi
8401 Colony Loop Dr Unit D Austin, TX	2.0	1.5	1020	$1,100	$1.08	25d	1	1.44mi
7009 Zachary Dr Austin, TX	3.0	2.0	1827	$2,900	$1.59	19d	1	1.46mi

Listing history 15 events

1. 2026-06-21
   days on market $124,995 Active 370 DOM
2. 2026-06-18
   days on market $124,995 Active 367 DOM
3. 2026-06-17
   days on market $124,995 Active 366 DOM
4. 2026-06-16
   days on market $124,995 Active 365 DOM
5. 2026-06-15
   days on market $124,995 Active 364 DOM
6. 2026-06-13
   days on market $124,995 Active 362 DOM
7. 2026-06-09
   days on market $124,995 Active 358 DOM
8. 2026-06-08
   days on market $124,995 Active 357 DOM
9. 2026-06-07
   days on market $124,995 Active 356 DOM
10. 2026-06-05
    days on market $124,995 Active 353 DOM
11. 2026-06-03
    days on market $124,995 Active 352 DOM
12. 2026-06-02
    days on market $124,995 Active 351 DOM
13. 2026-06-01
    days on market $124,995 Active 350 DOM
14. 2026-05-31
    days on market $124,995 Active 349 DOM
15. 2025-06-16
    listed $124,995 Active 571-char remark

    Show marketing remark (571 chars)

    Brand new 3 bedroom, 2 bathroom home situated on a desirable corner lot with an open floor plan perfect for modern living. Each bedroom features its own walk-in closet, offering plenty of storage space. Enjoy the convenience of a massive pantry and a spacious utility room. Designed for both comfort and functionality, this home is ideal for anyone seeking a fresh, well-thought-out layout in a great location. Ready for move-in by mid-August, this home won t be available for long! Act quickly this is your chance to own in one of Austin's most sought-after 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 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,478
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$3,636
• Taxable income: $4,064
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $4,837/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 · 4 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to bring it up to a livable condition. Immediate attention to the kitchen, bathrooms, flooring, and paint is necessary to increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Worn and dated appearance
• Major Bathroom fixtures — Outdated and small shower area
• Major Flooring — Worn hardwood floors
• Major Paint — Chipped and uneven paint

Value-add opportunities

• Resale Paint job — Fresh paint enhances curb appeal and interior aesthetics
• Resale Floor refinishing — New flooring improves home's overall appearance
• Resale Kitchen cabinet replacement — Modern cabinets increase home's value
• Resale Bathroom fixture replacement — Upgraded fixtures improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance	Major	$15,000–50,000
Bathroom fixtures · Outdated and small shower area	Major	$15,000–50,000
Flooring · Worn hardwood floors	Major	$15,000–50,000
Paint · Chipped and uneven paint	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Paint job — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Floor refinishing — New flooring improves home's overall appearance ↑
• Resale Kitchen cabinet replacement — Modern cabinets increase home's value ↑
• Resale Bathroom fixture replacement — Upgraded fixtures improve functionality and aesthetics ↑

ⓘ 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: Manor ISD
• NCES district ID: 4828890
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $56,255
• Composite: 20.14/100
• National rank: #8641
• State rank: #729 of 826 in TX

Livability — Austin

• Score: 82/100
• State rank: #16
• US rank: #1208

Category grades

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

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): 31,103
• Household income: $77,926
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 873.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 30% Black 15% White 15% Asian 3%
• Hispanic origin (detail): Mexican 54% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 2% Lithuanian 1%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 48% English-only · Spanish 48% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -42.92%
• Current HPI: 284.1007
• Rent YoY: ▲ 0.26%
• 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

• 2025-06-16 Listed $124,995 Zillow