14107 Whisper Rill Ln #854 · Pflugerville, TX 78660

$109,995

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 53 Days on market

Manufactured home Built 2026 Excellent condition $71/sqft · 65% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Appreciation +2.5/10.0
• Rent growth +2.0/5.0
• Manufactured-home adj. -5.9

Listing remarks

Welcome home! This brand-new manufactured home offers a fresh start with modern finishes and a thoughtful layout designed for comfortable, everyday living. Featuring 3 spacious bedrooms and 2 full bathrooms, there's plenty of room for the whole family. One of the standout features of this home is the large pantry a rare find that provides generous storage space for all your kitchen essentials and more. The open layout ensures you'll never feel cramped, with plenty of room to spread out, entertain, or simply relax. Best of all, this home is carpet-free throughout easy to clean, allergy-friendly, and beautifully low maintenance.

Key facts

• Carpet-free
• Large pantry
• Built 2026

Tags

• LARGE PANTRY
• CARPET-FREE
• HARD-SURFACE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 2.8% 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: Dessau El (math 10% / reading 17%, grade F, #4,138 of 4,322 statewide, top 96%, 575 students, 70% FRL); Cele Middle (math 39% / reading 46%, grade D-, #553 of 1,662 statewide, top 34%, 747 students, 22% FRL); Hendrickson H S (math 44% / reading 64%, grade C-, #422 of 1,632 statewide, top 26%, 2,175 students, 24% FRL).
• Market conditions: Rents soft (-2.0%/yr); 1246 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent is only 17% 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 $760 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 + 0.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($107k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,695 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.44% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.13%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $312,500
• List price: $109,995
• Delta: -64.80%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13800 Levy Ln	0.69mi	3/2.0	1,521 (-2%)	1mo	$305,000	$201	63
2717 Towy Rd	1.12mi	3/2.0	1,533 (-2%)	0mo	$342,750	$224	62
13404 Underbank Rd	1.02mi	3/2.0	1,533 (-2%)	2mo	$336,550	$220	61
14309 Macquarie Dr	0.38mi	4/2.0 (+1)	1,707 (+9%)	1mo	$324,990	$190	60
2604 Shimsham Dr	0.59mi	3/2.0	1,440 (-8%)	2mo	$310,000	$215	58
14200 Lyndora Ln	0.76mi	3/2.0	1,450 (-7%)	0mo	$299,000	$206	53
13409 Underbank Rd	1.00mi	4/2.0 (+1)	1,468 (-6%)	0mo	$339,900	$232	50
2702 Derwent Dr	1.06mi	4/2.0 (+1)	1,468 (-6%)	1mo	$333,310	$227	49
1220 Crumpton Dr	1.25mi	4/2.0 (+1)	1,695 (+9%)	1mo	$399,940	$236	45
13918 Belzer Dr	0.65mi	3/2.5	1,779 (+14%)	2mo	$314,000	$177	43
1208 Carvin Way	0.85mi	3/2.5	1,737 (+11%)	2mo	$399,990	$230	42
2200 Forgetmenot Ln	0.91mi	4/2.5 (+1)	1,856 (+19%)	2mo	$329,999	$178	32

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: 7.6%
• Equity multiple: 1.29×
• Total profit: $8,834
• Equity at exit: $16,401

10-year hold

• IRR: 14.1%
• Equity multiple: 1.98×
• Total profit: $30,125
• Equity at exit: $9,510

Cash invested: $30,799 (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 →

Active competition Active MLS

• For sale now: 5 active
• Median asking: $114,995 ($64/sqft)
• Median days on market: 49 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +213.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78660

• Home prices YoY: -34.0%
• Rents YoY: -2.0%
• Active inventory: 1246
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$137 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $491

Break-even live

Break-even rent $962

Max offer price $109,995

Occupancy floor 64%

Sensitivity live

Price	-10% $567	-5% $529	+0% $491	+5% $453	+10% $415
Rent	-10% $366	-5% $428	+0% $491	+5% $554	+10% $616
Rate	-1.0pp $546	-0.5pp $519	base $491	+0.5pp $463	+1.0pp $434

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: $27,499
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 Golden Aspen Loop Pflugerville, TX	3.0–4.0	1.0–2.0	1460	$1,449	$0.99	11d	1	0.16mi
2800 Halite Bnd #1105 Pflugerville, TX	3.0	2.0	1250	$1,700	$1.36	67d	1	0.29mi
2804 Halite Bnd #1103 Pflugerville, TX	3.0	2.0	1349	$1,800	$1.33	16d	1	0.31mi
14417 Koti Way Pflugerville, TX	3.0	2.0	1474	$1,999	$1.36	93d	1	0.34mi
14408 Koti Way Pflugerville, TX	4.0	2.0	1668	$2,200	$1.32	47d	1	0.37mi
14408 Koti Way Pflugerville, TX	4.0	2.0	1668	$2,200	$1.32	93d	1	0.37mi
2809 Schwartz Ln Pflugerville, TX	4.0	2.5	1856	$2,175	$1.17	16d	1	0.39mi
14307 Macquarie Dr Pflugerville, TX	4.0	2.0	2025	$2,275	$1.12	35d	1	0.40mi
2808 Schwartz Ln Pflugerville, TX	3.0	2.0	1479	$1,850	$1.25	47d	1	0.41mi
2920 Tweedy Trl Pflugerville, TX	3.0	2.0	1481	$5,325	$3.60	22d	1	0.42mi
2920 Tweedy Trl Pflugerville, TX	3.0	2.0	1481	$5,000	$3.38	60d	1	0.42mi
2909 Tweedy Trl Pflugerville, TX	4.0	2.5	2188	$2,200	$1.01	34d	1	0.45mi
14213 Cantarra Dr Pflugerville, TX	4.0	2.0	1827	$2,200	$1.20	17d	1	0.46mi
14425 Treyvon Rd Pflugerville, TX	4.0	2.0	1707	$2,250	$1.32	32d	1	0.46mi
14128 Macquarie Dr Pflugerville, TX	3.0	2.0	1368	$1,860	$1.36	21d	1	0.51mi
14105 Cantarra Dr Pflugerville, TX	4.0	2.0	1992	$2,250	$1.13	73d	1	0.52mi
2612 Schwartz Ln Pflugerville, TX	4.0	2.0	1653	$2,099	$1.27	60d	1	0.52mi
14013 Heywood Dr Pflugerville, TX	4.0	2.0	1672	$2,100	$1.26	47d	1	0.55mi
2712 Louris Ln Pflugerville, TX	3.0	2.0	1220	$2,099	$1.72	17d	1	0.58mi
14015 Macquarie Dr Pflugerville, TX	4.0	2.5	2141	$2,300	$1.07	35d	1	0.60mi
14108 Boquist Dr Pflugerville, TX	4.0	2.0	1999	$2,200	$1.10	93d	1	0.60mi
3103 Crystal Bend Dr Pflugerville, TX	4.0	2.5	2189	$2,200	$1.01	73d	1	0.64mi
14101 Heimhome Bnd Pflugerville, TX	4.0	2.5	1984	$2,100	$1.06	93d	1	0.68mi
2528 Willkomen Way Pflugerville, TX	4.0	2.0	1707	$2,199	$1.29	32d	1	0.69mi
14017 Saving Grace Way Pflugerville, TX	4.0	2.0	1627	$2,050	$1.26	36d	1	0.73mi
14305 Sandrock Bnd Pflugerville, TX	3.0	2.0	1266	$1,895	$1.50	11d	1	0.76mi
2541 Forgetmenot Ln Pflugerville, TX	4.0	2.5	2003	$2,400	$1.20	93d	1	0.76mi
2537 Forgetmenot Ln Pflugerville, TX	3.0	2.0	1276	$1,850	$1.45	65d	1	0.77mi
14212 Sandrock Bnd Pflugerville, TX	4.0	2.0	1606	$1,950	$1.21	35d	1	0.80mi
2513 Forgetmenot Ln Pflugerville, TX	4.0	2.5	2003	$2,250	$1.12	41d	1	0.81mi
13701 Sloan St Pflugerville, TX	4.0	2.5	2121	$2,705	$1.28	93d	1	0.83mi
13804 Cantarra Dr Pflugerville, TX	4.0	2.0	2025	$2,200	$1.09	11d	1	0.84mi
13804 Cantarra Dr Pflugerville, TX	4.0	2.0	2033	$2,200	$1.08	23d	1	0.84mi
2601 Crystal Bend Dr Pflugerville, TX	3.0–4.0	2.0–2.5	1761	$2,413	$1.37	10d	1	0.86mi
13721 Cantarra Dr Pflugerville, TX	3.0	2.0	1471	$2,000	$1.36	38d	1	0.88mi
2916 Bronx Dr Pflugerville, TX	4.0	2.5	2081	$2,800	$1.35	73d	1	0.91mi
1620 Purple Martin Dr Pflugerville, TX	4.0	2.5	2144	$2,399	$1.12	10d	1	0.91mi
1608 Purple Martin Dr Pflugerville, TX	3.0	2.0	1470	$2,200	$1.50	73d	1	0.94mi
3304 Ortman Dr Pflugerville, TX	3.0	2.5	1795	$2,150	$1.20	53d	1	0.95mi
3304 Ortman Dr Pflugerville, TX	3.0	2.5	1795	$2,150	$1.20	28d	1	0.95mi

Property features AI

Finance

• Other: Listing status: ActiveListing last modified May 15, 2026
• Financial info: List price $109,995

Exterior

• Home design: Spec new construction
• Construction: Address: 14107 Whisper Rill Ln #854, Pflugerville, TX 78660
• Exterior features: Living area approximately 1,560

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

Listing history 28 events

1. 2026-07-07
   days on market $109,995 Active 53 DOM
2. 2026-07-06
   days on market $109,995 Active 52 DOM
3. 2026-07-05
   days on market $109,995 Active 51 DOM
4. 2026-07-03
   days on market $109,995 Active 49 DOM
5. 2026-07-02
   days on market $109,995 Active 48 DOM
6. 2026-07-01
   days on market $109,995 Active 47 DOM
7. 2026-06-30
   days on market $109,995 Active 46 DOM
8. 2026-06-29
   days on market $109,995 Active 45 DOM
9. 2026-06-28
   days on market $109,995 Active 44 DOM
10. 2026-06-27
    days on market $109,995 Active 43 DOM
11. 2026-06-26
    days on market $109,995 Active 42 DOM
12. 2026-06-24
    days on market $109,995 Active 40 DOM
13. 2026-06-22
    days on market $109,995 Active 38 DOM
14. 2026-06-21
    days on market $109,995 Active 37 DOM
15. 2026-06-18
    days on market $109,995 Active 34 DOM
16. 2026-06-17
    days on market $109,995 Active 33 DOM
17. 2026-06-16
    days on market $109,995 Active 32 DOM
18. 2026-06-15
    days on market $109,995 Active 31 DOM
19. 2026-06-13
    days on market $109,995 Active 29 DOM
20. 2026-06-09
    days on market $109,995 Active 25 DOM
21. 2026-06-08
    days on market $109,995 Active 24 DOM
22. 2026-06-07
    days on market $109,995 Active 23 DOM
23. 2026-06-05
    days on market $109,995 Active 20 DOM
24. 2026-06-03
    days on market $109,995 Active 19 DOM
25. 2026-06-02
    days on market $109,995 Active 18 DOM
26. 2026-06-01
    days on market $109,995 Active 17 DOM
27. 2026-05-31
    days on market $109,995 Active 16 DOM
28. 2026-05-15
    listed $109,995 Active 892-char remark

ⓘ 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 · 24 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: $19,006
• − Mortgage interest: −$6,161
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$3,200
• Taxable income: $4,404
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $4,836/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 · 2 photos

Excellent 95/100 None rehab

This brand-new manufactured home offers a fresh start with modern finishes and a thoughtful layout, making it a move-in-ready property with excellent condition and minimal maintenance needs.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can increase both the resale and rental value of the home. ↑
• Both Interior updates — Updating the interior can improve the home's appeal and functionality, making it more attractive to potential buyers and renters. ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Wilhelmina Delco El F TX #2,668/4,322 Nat'l #27,846/41,679 Middle Bohls Middle High Hendrickson H S C- TX #422/1,632 Nat'l #4,773/17,239

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

A Composite livability gradescore 81/100

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 · 1,545,133 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Listing status: ActiveListing last modified May 15, 2026
• Financial info: List price $109,995

Exterior

• Home design: Spec new construction
• Construction: Address: 14107 Whisper Rill Ln #854, Pflugerville, TX 78660
• Exterior features: Living area approximately 1,560

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area