7601 Daffan Lane #246 Plan · Austin, TX 78724

$99,995

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 5 Days on market

Good condition

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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 +7.5/15.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +2.6/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful new 3 bedroom, 2 bath home featuring a bright open floor plan perfect for modern living. The spacious kitchen includes a large island, ideal for cooking, entertaining, and gathering. The primary suite offers comfort and convenience with a dual vanity, generous storage, and a well designed layout. This home blends style, functionality, and fresh contemporary finishes throughout move in ready and designed to impress.

Key facts

• Listed 5 days

Property features AI

Finance

• Financial info: Listing price $99,995

Exterior

• Home design: Condominium/attached plan (7601 Daffan Lane #246)
• Exterior features: Living area about 1,456

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan-style new construction

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.0% 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.
• Market conditions: Rents flat; 176 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $99,995

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.68% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.41%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.3%
• Equity multiple: 1.72×
• Total profit: $20,037
• Equity at exit: $14,910

10-year hold

• IRR: 24.7%
• Equity multiple: 2.87×
• Total profit: $52,446
• Equity at exit: $8,646

Cash invested: $27,999 (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: 176
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $640

Break-even live

Break-even rent $875

Max offer price $99,995

Occupancy floor 57%

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: $24,999
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	43d	1	0.05mi
7400 Daffan Ln Unit 7433 Austin, TX	3.0	2.0	1300	$1,681	$1.29	3d	1	0.14mi
7400 Daffan Ln Unit 7457 Austin, TX	2.0	2.0	1050	$1,381	$1.32	3d	1	0.14mi
7601 Daffan Ln Austin, TX	3.0–4.0	2.0	1400	$1,449	$1.03	4d	1	0.24mi
7601 Daffan Ln Unit 711 Austin, TX	3.0	2.0	1568	$1,763	$1.12	17d	1	0.37mi
9000 Decker Ln Austin, TX	2.0–4.0	2.0	1180	$1,349	$1.14	1d	1	0.49mi
8000 Decker Ln Unit 8033 Austin, TX	3.0	2.0	1227	$1,763	$1.44	3d	1	0.60mi
8000 Decker Ln Unit 8057 Austin, TX	2.0	2.0	1087	$1,530	$1.41	3d	1	0.60mi
7512 Daves Landing Dr Austin, TX	3.0	2.0	1366	$2,200	$1.61	23d	1	0.78mi
8025 City Top Blvd Austin, TX	3.0	2.0	1472	$2,300	$1.56	23d	1	0.84mi
7717 Lowenfield Dr Austin, TX	3.0	2.0	1516	$2,270	$1.50	23d	1	0.86mi
8340 Mimi Ln Austin, TX	3.0	2.5	1811	$2,700	$1.49	4d	1	0.96mi
8721 Eastern Heights Blvd Unit 8778 Austin, TX	2.0	2.0	1025	$1,481	$1.44	3d	1	1.05mi
8721 Eastern Heights Blvd Austin, TX	2.0	2.0	1028	$1,299	$1.26	43d	1	1.06mi
8707 Karling Dr Austin, TX	3.0	2.0	1296	$1,058	$0.82	43d	1	1.13mi
8712 Old Manor Rd Austin, TX	1.0–4.0	1.0–2.0	1073	$1,449	$1.35	23d	1	1.16mi
7320 Muffin Dr Austin, TX	3.0	2.0	1499	$2,045	$1.36	14d	1	1.25mi
6809 Jaired Dr Austin, TX	3.0	2.0	1162	$1,900	$1.64	43d	1	1.29mi
7120 Carwill Dr Austin, TX	3.0	2.0	1500	$2,000	$1.33	14d	1	1.36mi
7000 Decker Ln Austin, TX	1.0–4.0	1.0–2.0	955	$1,626	$1.70	3d	19	1.40mi
7106 Colony Park Dr Austin, TX	3.0	2.0	1039	$2,150	$2.07	4d	1	1.40mi
7009 Zachary Dr Austin, TX	3.0	2.0	1827	$2,900	$1.59	17d	1	1.50mi

Listing history 6 events

1. 2026-06-18
   days on market $99,995 Active 5 DOM
2. 2026-06-17
   days on market $99,995 Active 4 DOM
3. 2026-06-16
   days on market $99,995 Active 3 DOM
4. 2026-06-15
   days on market $99,995 Active 2 DOM
5. 2026-06-13
   remarks 444-char remark
6. 2026-06-13
   listed $99,995 Active 1 DOM

ⓘ 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: $20,212
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$2,909
• Taxable income: $6,468
• Est. tax owed @ 24.0%: −$1,552
• After-tax cash flow: $6,123/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 · 11 photos

Good 80/100 Cosmetic rehab

This move-in ready home features a bright open floor plan with modern finishes and a spacious kitchen. It is in good condition with minimal repairs needed, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑

ⓘ 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