3210 Slab Circle Plan · Pflugerville, TX 78660

$114,995

4 bd · 2.0 ba · 1,800 sqft · Manufactured · 46 Days on market

Manufactured home Good condition $64/sqft · 63% 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 +9.5/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Appreciation +2.5/10.0
• Rent growth +2.0/5.0
• Manufactured-home adj. -5.8

Listing remarks

Welcome to this brand new 4-bedroom, 2-bathroom home designed with comfort and modern living in mind. This beautifully constructed property features a spacious open-concept layout, perfect for both everyday living and entertaining. The kitchen boasts sleek finishes, ample cabinetry, and modern appliances, seamlessly flowing into the living and dining areas. Each bedroom offers generous space and natural light, while the primary suite provides a private retreat complete with a well-appointed en-suite bathroom. The additional bedrooms are versatile and ideal for family, guests, or a home office.

Key facts

• Listed 45 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (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 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 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 $795 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($112k) 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 $111,545 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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: 1.45% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.42%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $312,500
• List price: $114,995
• Delta: -63.20%
• 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
14309 Macquarie Dr	0.53mi	4/2.0	1,707 (-5%)	1mo	$324,990	$190	65
13918 Belzer Dr	0.80mi	3/2.5 (-1)	1,779 (-1%)	2mo	$314,000	$177	55
1220 Crumpton Dr	1.23mi	4/2.0	1,695 (-6%)	1mo	$399,940	$236	54
13907 Tophill Cir	1.34mi	5/3.0 (+1)	1,736 (-4%)	1mo	$330,000	$190	49
13409 Underbank Rd	1.17mi	4/2.0	1,468 (-18%)	0mo	$339,900	$232	40
2702 Derwent Dr	1.23mi	4/2.0	1,468 (-18%)	1mo	$333,310	$227	39
1609 Lorant Ln	1.03mi	4/2.5	2,194 (+22%)	1mo	$507,160	$231	37
2717 Towy Rd	1.29mi	3/2.0 (-1)	1,533 (-15%)	0mo	$342,750	$224	35
14200 Lyndora Ln	0.92mi	3/2.0 (-1)	1,450 (-19%)	0mo	$299,000	$206	35
13800 Levy Ln	0.81mi	3/2.0 (-1)	1,521 (-16%)	1mo	$305,000	$201	34
13408 Underbank Rd	1.18mi	5/2.5 (+1)	2,107 (+17%)	1mo	$377,400	$179	32
1608 Samoa Ct	1.39mi	3/2.5 (-1)	2,138 (+19%)	1mo	$524,000	$245	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: 8.0%
• Equity multiple: 1.30×
• Total profit: $9,703
• Equity at exit: $17,146

10-year hold

• IRR: 14.5%
• Equity multiple: 2.01×
• Total profit: $32,428
• Equity at exit: $9,943

Cash invested: $32,199 (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: $109,995 ($71/sqft)
• Median days on market: 53 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +146.2% 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: $1,666 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $521

Break-even live

Break-even rent $1,006

Max offer price $114,995

Occupancy floor 64%

Sensitivity live

Price	-10% $601	-5% $561	+0% $521	+5% $481	+10% $442
Rent	-10% $390	-5% $455	+0% $521	+5% $587	+10% $653
Rate	-1.0pp $579	-0.5pp $550	base $521	+0.5pp $491	+1.0pp $461

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: $28,749
• Closing costs: $3,450
• 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	$1,599	$1.10	11d	1	0.02mi
2800 Halite Bnd #1105 Pflugerville, TX	3.0	2.0	1250	$1,700	$1.36	67d	1	0.31mi
2804 Halite Bnd #1103 Pflugerville, TX	3.0	2.0	1349	$1,800	$1.33	16d	1	0.32mi
14417 Koti Way Pflugerville, TX	3.0	2.0	1474	$1,999	$1.36	93d	1	0.47mi
14408 Koti Way Pflugerville, TX	4.0	2.0	1668	$2,200	$1.32	93d	1	0.50mi
14408 Koti Way Pflugerville, TX	4.0	2.0	1668	$2,200	$1.32	47d	1	0.50mi
2809 Schwartz Ln Pflugerville, TX	4.0	2.5	1856	$2,175	$1.17	16d	1	0.51mi
14307 Macquarie Dr Pflugerville, TX	4.0	2.0	2025	$2,275	$1.12	35d	1	0.52mi
2808 Schwartz Ln Pflugerville, TX	3.0	2.0	1479	$1,850	$1.25	47d	1	0.52mi
2920 Tweedy Trl Pflugerville, TX	3.0	2.0	1481	$5,000	$3.38	60d	1	0.56mi
2920 Tweedy Trl Pflugerville, TX	3.0	2.0	1481	$5,325	$3.60	22d	1	0.56mi
14425 Treyvon Rd Pflugerville, TX	4.0	2.0	1707	$2,250	$1.32	31d	1	0.58mi
14213 Cantarra Dr Pflugerville, TX	4.0	2.0	1827	$2,200	$1.20	17d	1	0.59mi
2909 Tweedy Trl Pflugerville, TX	4.0	2.5	2188	$2,200	$1.01	34d	1	0.59mi
14128 Macquarie Dr Pflugerville, TX	3.0	2.0	1368	$1,860	$1.36	21d	1	0.63mi
2612 Schwartz Ln Pflugerville, TX	4.0	2.0	1653	$2,099	$1.27	60d	1	0.64mi
14105 Cantarra Dr Pflugerville, TX	4.0	2.0	1992	$2,250	$1.13	73d	1	0.65mi
14013 Heywood Dr Pflugerville, TX	4.0	2.0	1672	$2,100	$1.26	47d	1	0.67mi
2901 Louris Ln Pflugerville, TX	4.0	3.0	2578	$2,500	$0.97	53d	1	0.70mi
14015 Macquarie Dr Pflugerville, TX	4.0	2.5	2141	$2,300	$1.07	35d	1	0.70mi
14108 Boquist Dr Pflugerville, TX	4.0	2.0	1999	$2,200	$1.10	93d	1	0.74mi
13923 Macquarie Dr Pflugerville, TX	4.0	2.5	2381	$2,250	$0.94	64d	1	0.75mi
3103 Crystal Bend Dr Pflugerville, TX	4.0	2.5	2189	$2,200	$1.01	73d	1	0.78mi
14101 Heimhome Bnd Pflugerville, TX	4.0	2.5	1984	$2,100	$1.06	93d	1	0.81mi
2528 Willkomen Way Pflugerville, TX	4.0	2.0	1707	$2,199	$1.29	32d	1	0.82mi
3601 Kotche St Pflugerville, TX	4.0	2.5	2381	$2,400	$1.01	73d	1	0.86mi
14017 Saving Grace Way Pflugerville, TX	4.0	2.0	1627	$2,050	$1.26	36d	1	0.86mi
1620 Purple Martin Dr Pflugerville, TX	4.0	2.5	2144	$2,399	$1.12	10d	1	0.86mi
14305 Sandrock Bnd Pflugerville, TX	3.0	2.0	1266	$1,895	$1.50	11d	1	0.88mi
2541 Forgetmenot Ln Pflugerville, TX	4.0	2.5	2003	$2,400	$1.20	93d	1	0.89mi
1608 Purple Martin Dr Pflugerville, TX	3.0	2.0	1470	$2,200	$1.50	73d	1	0.90mi
2537 Forgetmenot Ln Pflugerville, TX	3.0	2.0	1276	$1,850	$1.45	65d	1	0.90mi
14212 Sandrock Bnd Pflugerville, TX	4.0	2.0	1606	$1,950	$1.21	35d	1	0.92mi
2513 Forgetmenot Ln Pflugerville, TX	4.0	2.5	2003	$2,250	$1.12	41d	1	0.94mi
13701 Sloan St Pflugerville, TX	4.0	2.5	2121	$2,705	$1.28	93d	1	0.97mi
13804 Cantarra Dr Pflugerville, TX	4.0	2.0	2025	$2,200	$1.09	11d	1	0.97mi
13804 Cantarra Dr Pflugerville, TX	4.0	2.0	2033	$2,200	$1.08	23d	1	0.97mi
2601 Crystal Bend Dr Pflugerville, TX	3.0–4.0	2.0–2.5	1761	$3,595	$2.04	10d	1	1.00mi
13721 Cantarra Dr Pflugerville, TX	3.0	2.0	1471	$2,000	$1.36	38d	1	1.01mi
2916 Bronx Dr Pflugerville, TX	4.0	2.5	2081	$2,800	$1.35	73d	1	1.04mi

Listing history 3 events

1. 2026-06-01
   days on market $114,995 Active 46 DOM
2. 2026-05-31
   days on market $114,995 Active 45 DOM
3. 2026-04-16
   listed $114,995 Active 841-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: $19,988
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$3,345
• Taxable income: $4,703
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $5,125/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 · 9 photos

Good 80/100 None rehab

This brand new 4-bedroom, 2-bathroom home is move-in ready with a spacious open-concept layout and modern finishes. It offers a great value for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replacing ceiling fans with energy-efficient models — Improves energy efficiency and reduces maintenance costs ↑
• Both Upgrading kitchen appliances — Modernizes the kitchen and adds value ↑
• Both Adding smart home features — Enhances comfort and energy efficiency ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Dessau El F TX #4,138/4,322 Nat'l #37,398/41,679 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