16132 Fitchburg Cir · Pflugerville, TX 78660

$199,999

3 bd · 2.0 ba · 968 sqft · Townhouse public records · 43 Days on market

Built 1983 4,647 sqft lot $207/sqft · 18% below area Est $245k · 18% under $19/mo HOA · 1% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.9/30.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Schools +3.4/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unit an attached condo/duplex. This unit is the left side. Other unit is 16134 Fitchburg and MLS# 7888451. 3 bed 2 bath with fenced backyard. Garage is attached with separate entrance. Both sides for sale separately. Current tenants paying $1075 each side. This unit's lease is up in feb 17. You can live in one side and rent the other or use this as a great investment property and start with new tenants!

Key facts

• Fenced back yard
• Inside laundry area
• Attached garage

Tags

• FENCED BACK YARD
• ATTACHED GARAGE
• OPEN FLOORPLAN
• INSIDE LAUNDRY AREA
• PATIO

Property features AI

Finance

• HOA & community: Homeowners association (Windermere HOA); Annual HOA fee of $226 covering common area maintenance; Community features include community mailbox, street lights, sidewalks, and curbs

Exterior

• Parking: Attached garage with single door; Garage faces front; Total parking for 2 vehicles (1 covered)
• Security: Smoke detectors
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer; Above-ground utilities
• Home design: Single-story home; Faces southwest; Resale property; Slab foundation
• Construction: Stone veneer and wood siding exterior; Shingle/composition roof; Built (year per public records)
• Exterior features: Patio; Rain gutters; Partial wood privacy fencing in back yard; Front yard; Level, interior lot

Interior

• Kitchen: Dishwasher; Free-standing electric range; Disposal
• Bedrooms: Three main-level bedrooms; Main-level primary bedroom
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Gas water heater
• Interior features: Open floorplan; High ceilings; Eat-in kitchen; Pantry; In-law floorplan; No interior steps; Laminate counters; Blinds; Double-pane windows
• Laundry & utility: Inside laundry; Washer hookup; Electric dryer hookup; Laundry area in kitchen (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (15.3% below list).
• Recommended offer: $169k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Zoned schools: Windermere El (math 43% / reading 48%, grade D-, #1,112 of 4,322 statewide, top 26%, 694 students, 54% 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); 1024 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent is only 18% 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 $1k of loan paydown is wiped out by about $6k 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 43 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $169,370 (15.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 9.8

CMA / ARV

• ARV (median comp): $244,714
• List price: $199,999
• Delta: -18.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16046 Stoneham Cir	0.12mi	3/2.0	967 (-0%)	10mo	$204,900	$212	86
16034 Stoneham Cir	0.15mi	2/2.5 (-1)	993 (+3%)	2mo	$205,900	$207	80
16050 Stoneham Cir	0.11mi	2/2.5 (-1)	993 (+3%)	12mo	$200,000	$201	74
16012 Windermere Dr	0.12mi	3/2.0	1,051 (+9%)	8mo	$209,795	$200	74
1128 Orchard Park Cir	0.22mi	2/2.0 (-1)	949 (-2%)	13mo	$199,000	$210	70
1224 Orchard Park Cir	0.35mi	2/2.0 (-1)	949 (-2%)	8mo	$169,000	$178	68
16036 Stoneham Cir	0.14mi	2/2.0 (-1)	980 (+1%)	22mo	$259,900	$265	68
16325 Edgemere Dr	0.25mi	3/2.0	1,036 (+7%)	22mo	$254,900	$246	58

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: -25.8%
• Equity multiple: 0.15×
• Total profit: $-47,621
• Equity at exit: $29,821

10-year hold

• IRR: -38.0%
• Equity multiple: -0.31×
• Total profit: $-73,574
• Equity at exit: $17,292

Cash invested: $56,000 (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: 1024
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$349 /mo · $4,192/yr
• Insurance: −$83
• HOA: −$19
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-162

Break-even live

Break-even rent $1,899

Max offer price $171,300

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-106	+0% $-162	+5% $-219	+10% $-276
Rent	-10% $-296	-5% $-229	+0% $-162	+5% $-96	+10% $-29
Rate	-1.0pp $-62	-0.5pp $-112	base $-162	+0.5pp $-214	+1.0pp $-267

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16114 Windermere Dr Pflugerville, TX	3.0	2.0	1028	$1,495	$1.45	6d	1	0.06mi
16113 Fitchburg Cir Pflugerville, TX	3.0	2.0	1076	$1,595	$1.48	16d	1	0.08mi
16110 Fitchburg Cir Pflugerville, TX	3.0	2.0	1052	$1,600	$1.52	45d	1	0.09mi
1204 Orchard Park Cir Pflugerville, TX	3.0	2.0	1036	$1,550	$1.50	45d	1	0.29mi
15906 Windermere Dr Pflugerville, TX	1.0–2.0	1.5–2.5	1085	$1,650	$1.52	5d	6	0.32mi
15835 Foothill Farms Loop Unit 612 Pflugerville, TX	2.0	2.0	750	$1,022	$1.36	45d	1	0.41mi
15835 Foothill Farms Loop Pflugerville, TX	3.0	1.0–2.0	1020	$1,826	$1.79	3d	41	0.41mi
1304 Pitcairn Dr Pflugerville, TX	3.0	2.0	1054	$1,595	$1.51	45d	1	0.50mi
16101 White River Blvd Pflugerville, TX	1.0–3.0	1.0–2.0	1031	$1,850	$1.79	3d	11	0.52mi
1306 York Castle Dr Unit B Pflugerville, TX	3.0	2.0	1055	$1,675	$1.59	18d	1	0.54mi
1809 Social Dr Unit 1866 Pflugerville, TX	2.0	2.0	949	$1,294	$1.36	4d	1	0.57mi
1809 Social Dr Pflugerville, TX	2.0	2.0	1019	$1,549	$1.52	25d	1	0.58mi
2700 W Pecan St Pflugerville, TX	2.0	2.0	1060	$1,664	$1.57	45d	1	0.65mi
16701 N Heatherwilde Blvd Pflugerville, TX	2.0–4.0	2.0	1125	$1,622	$1.44	6d	26	0.65mi
1525 Grand Ave Pkwy Pflugerville, TX	1.0–3.0	1.0–2.0	1030	$1,925	$1.87	3d	35	0.70mi
15208 Spring Hill Ln Unit A Pflugerville, TX	2.0	1.0	950	$1,600	$1.68	13d	1	0.88mi
413 Swenson Farms Blvd Pflugerville, TX	1.0–2.0	1.0–2.0	1073	$1,685	$1.57	5d	33	1.03mi
1720 Grand Avenue Pkwy Unit 1777 Pflugerville, TX	2.0	2.0	960	$1,281	$1.33	4d	1	1.09mi
1300 Black Locust Dr E Pflugerville, TX	2.0–3.0	2.0–3.0	1130	$1,995	$1.76	45d	8	1.20mi
15001 Strathaven Pass Unit 15058 Pflugerville, TX	2.0	2.0	1100	$1,433	$1.30	4d	1	1.23mi
409 E Pflugerville Pkwy Pflugerville, TX	1.0–3.0	1.0–2.0	950	$2,849	$3.00	12d	32	1.40mi
610 E Wells Branch Pkwy Pflugerville, TX	1.0–3.0	1.0–2.0	1114	$2,017	$1.81	4d	37	1.47mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 30 events

1. 2026-06-21
   days on market $199,999 Active 43 DOM
2. 2026-06-18
   days on market $199,999 Active 40 DOM
3. 2026-06-17
   days on market $199,999 Active 39 DOM
4. 2026-06-16
   days on market $199,999 Active 38 DOM
5. 2026-06-15
   days on market $199,999 Active 37 DOM
6. 2026-06-13
   days on market $199,999 Active 35 DOM
7. 2026-06-09
   days on market $199,999 Active 31 DOM
8. 2026-06-08
   days on market $199,999 Active 30 DOM
9. 2026-06-07
   days on market $199,999 Active 29 DOM
10. 2026-06-05
    days on market $199,999 Active 26 DOM
11. 2026-06-03
    days on market $199,999 Active 25 DOM
12. 2026-06-02
    days on market $199,999 Active 24 DOM
13. 2026-06-01
    days on market $199,999 Active 23 DOM
14. 2026-05-31
    days on market $199,999 Active 22 DOM
15. 2026-05-09
    listed $199,999 Active 850-char remark
16. 2016-12-20
    soldstatus
17. 2016-12-19
    status Pending 412-char remark

    Show marketing remark (412 chars)

    This unit an attached condo/duplex. This unit is the left side. Other unit is 16134 Fitchburg and MLS# 7888451. 3 bed 2 bath with fenced backyard. Garage is attached with separate entrance. Both sides for sale separately. Current tenants paying $1075 each side. This unit's lease is up in feb 17. You can live in one side and rent the other or use this as a great investment property and start with new tenants!

18. 2016-12-19
    soldstatus Sold 412-char remark

    Show marketing remark (412 chars)

    This unit an attached condo/duplex. This unit is the left side. Other unit is 16134 Fitchburg and MLS# 7888451. 3 bed 2 bath with fenced backyard. Garage is attached with separate entrance. Both sides for sale separately. Current tenants paying $1075 each side. This unit's lease is up in feb 17. You can live in one side and rent the other or use this as a great investment property and start with new tenants!

19. 2016-11-30
    status Pending - Taking Backups 412-char remark

    Show marketing remark (412 chars)

    This unit an attached condo/duplex. This unit is the left side. Other unit is 16134 Fitchburg and MLS# 7888451. 3 bed 2 bath with fenced backyard. Garage is attached with separate entrance. Both sides for sale separately. Current tenants paying $1075 each side. This unit's lease is up in feb 17. You can live in one side and rent the other or use this as a great investment property and start with new tenants!

20. 2016-11-26
    status Active 412-char remark

    Show marketing remark (412 chars)

    This unit an attached condo/duplex. This unit is the left side. Other unit is 16134 Fitchburg and MLS# 7888451. 3 bed 2 bath with fenced backyard. Garage is attached with separate entrance. Both sides for sale separately. Current tenants paying $1075 each side. This unit's lease is up in feb 17. You can live in one side and rent the other or use this as a great investment property and start with new tenants!

21. 2016-11-23
    status Pending - Taking Backups 412-char remark

    Show marketing remark (412 chars)

    This unit an attached condo/duplex. This unit is the left side. Other unit is 16134 Fitchburg and MLS# 7888451. 3 bed 2 bath with fenced backyard. Garage is attached with separate entrance. Both sides for sale separately. Current tenants paying $1075 each side. This unit's lease is up in feb 17. You can live in one side and rent the other or use this as a great investment property and start with new tenants!

22. 2016-11-22
    listed $110,000 Active 412-char remark

    Show marketing remark (412 chars)

    This unit an attached condo/duplex. This unit is the left side. Other unit is 16134 Fitchburg and MLS# 7888451. 3 bed 2 bath with fenced backyard. Garage is attached with separate entrance. Both sides for sale separately. Current tenants paying $1075 each side. This unit's lease is up in feb 17. You can live in one side and rent the other or use this as a great investment property and start with new tenants!

23. 2013-07-11
    historical

    Show marketing remark (245 chars)

    Great investor opportunity, or first time home buyer. Payment would be lower than rent. Rents in the area for this property would be between $900 - $1000. Fenced yard, attached garage. Unit on the other side is available also. Restrictions: Yes

24. 2013-04-30
    soldstatus
25. 2013-04-30
    soldstatus
26. 2013-03-29
    soldstatus Sold

    Show marketing remark (245 chars)

    Great investor opportunity, or first time home buyer. Payment would be lower than rent. Rents in the area for this property would be between $900 - $1000. Fenced yard, attached garage. Unit on the other side is available also. Restrictions: Yes

27. 2013-01-09
    status Pending - Taking Backups

    Show marketing remark (245 chars)

    Great investor opportunity, or first time home buyer. Payment would be lower than rent. Rents in the area for this property would be between $900 - $1000. Fenced yard, attached garage. Unit on the other side is available also. Restrictions: Yes

28. 2012-12-13
    status Active

    Show marketing remark (245 chars)

    Great investor opportunity, or first time home buyer. Payment would be lower than rent. Rents in the area for this property would be between $900 - $1000. Fenced yard, attached garage. Unit on the other side is available also. Restrictions: Yes

29. 2012-11-16
    historical Temporarily Off Market

    Show marketing remark (245 chars)

    Great investor opportunity, or first time home buyer. Payment would be lower than rent. Rents in the area for this property would be between $900 - $1000. Fenced yard, attached garage. Unit on the other side is available also. Restrictions: Yes

30. 2012-11-14
    listed $69,900 Active

    Show marketing remark (245 chars)

    Great investor opportunity, or first time home buyer. Payment would be lower than rent. Rents in the area for this property would be between $900 - $1000. Fenced yard, attached garage. Unit on the other side is available also. Restrictions: Yes

ⓘ 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: $4,192 · $349/mo
• Projected year-2 tax: $4,192 · $349/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $20,324
• − Mortgage interest: −$11,203
• − Property taxes: −$4,192
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − HOA: −$228
• − Depreciation: −$5,818
• Taxable loss: −$5,369
• Est. tax savings @ 24.0%: +$1,288
• After-tax cash flow: $-661/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

+186.1% since first listed

16 events — show timeline

• 2026-05-09 Listed $199,999 Unlock MLS
• 2016-12-20 Sold (Public Records) — Public Records
• 2016-12-19 Pending — Unlock MLS
• 2016-12-19 Sold (MLS) — Unlock MLS
• 2016-11-30 Pending — Unlock MLS
• 2016-11-26 Relisted — Unlock MLS
• 2016-11-23 Pending — Unlock MLS
• 2016-11-22 Listed $110,000 Unlock MLS
• 2013-07-11 Delisted — Unlock MLS
• 2013-04-30 Sold (Public Records) — Public Records
• 2013-04-30 Sold (Public Records) — Public Records
• 2013-03-29 Sold (MLS) — Unlock MLS
• 2013-01-09 Pending — Unlock MLS
• 2012-12-13 Relisted — Unlock MLS
• 2012-11-16 Delisted — Unlock MLS
• 2012-11-14 Listed $69,900 Unlock MLS

Property tax history

+4.2%/yr

Latest (2026): $4,192 · -18.5% YoY. Source: county tax records.