3210 Slab Circle Plan · Pflugerville, TX 78660

$114,995

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

Good condition $64/sqft · 61% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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. With stylish finishes throughout and the peace of mind that comes with newly manufactured, this home is move-in ready and built for convenience. Don t miss the opportunity to make this stunning home your own. * colors and design may change.

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 $1k ($13k/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 17.2% 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.
• Market conditions: Rents soft (-2.0%/yr); 1020 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $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 ~4 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: 2.03% ✓
• Cap rate: 17.25%
• Cash-on-cash: 39.13%
• DSCR: 2.74
• GRM: 4.1

CMA / ARV

• ARV (median comp): $295,000
• List price: $114,995
• Delta: -61.02%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 31.9%
• Equity multiple: 2.29×
• Total profit: $41,425
• Equity at exit: $17,146

10-year hold

• IRR: 37.3%
• Equity multiple: 3.98×
• Total profit: $95,873
• 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 →

ZIP-level market 78660

• Home prices YoY: -34.0%
• Rents YoY: -2.0%
• Active inventory: 1020
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,335 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $1,050

Break-even live

Break-even rent $1,006

Max offer price $114,995

Occupancy floor 50%

Sensitivity live

Price	-10% $1,129	-5% $1,090	+0% $1,050	+5% $1,010	+10% $970
Rent	-10% $865	-5% $958	+0% $1,050	+5% $1,142	+10% $1,234
Rate	-1.0pp $1,108	-0.5pp $1,079	base $1,050	+0.5pp $1,020	+1.0pp $990

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
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Halite Bnd #1105 Pflugerville, TX	3.0	2.0	1250	$1,700	$1.36	18d	1	0.31mi
14417 Koti Way Pflugerville, TX	3.0	2.0	1474	$1,999	$1.36	44d	1	0.47mi
14408 Koti Way Pflugerville, TX	4.0	2.0	1668	$2,200	$1.32	44d	1	0.50mi
2808 Schwartz Ln Pflugerville, TX	3.0	2.0	1479	$1,900	$1.28	18d	1	0.52mi
2920 Tweedy Trl Pflugerville, TX	3.0	2.0	1481	$5,000	$3.38	12d	1	0.56mi
2612 Schwartz Ln Pflugerville, TX	4.0	2.0	1653	$2,099	$1.27	11d	1	0.64mi
14105 Cantarra Dr Pflugerville, TX	4.0	2.0	1992	$2,250	$1.13	24d	1	0.65mi
14013 Heywood Dr Pflugerville, TX	4.0	2.0	1672	$2,195	$1.31	24d	1	0.67mi
2901 Louris Ln Pflugerville, TX	4.0	3.0	2578	$2,500	$0.97	5d	1	0.70mi
14108 Boquist Dr Pflugerville, TX	4.0	2.0	1999	$2,200	$1.10	45d	1	0.74mi
13923 Macquarie Dr Pflugerville, TX	4.0	2.5	2381	$2,250	$0.94	15d	1	0.75mi
3103 Crystal Bend Dr Pflugerville, TX	4.0	2.5	2189	$2,200	$1.01	24d	1	0.78mi
14101 Heimhome Bnd Pflugerville, TX	4.0	2.5	1984	$2,100	$1.06	44d	1	0.81mi
3601 Kotche St Pflugerville, TX	4.0	2.5	2381	$2,400	$1.01	24d	1	0.86mi
2541 Forgetmenot Ln Pflugerville, TX	4.0	2.5	2003	$2,400	$1.20	44d	1	0.89mi
1608 Purple Martin Dr Pflugerville, TX	3.0	2.0	1470	$2,200	$1.50	24d	1	0.90mi
2537 Forgetmenot Ln Pflugerville, TX	3.0	2.0	1276	$1,850	$1.45	17d	1	0.90mi
13701 Sloan St Pflugerville, TX	4.0	2.5	2121	$2,705	$1.28	44d	1	0.97mi
2601 Crystal Bend Dr Pflugerville, TX	3.0–4.0	2.0–2.5	1761	$4,462	$2.53	2d	1	1.00mi
2916 Bronx Dr Pflugerville, TX	4.0	2.5	2081	$2,800	$1.35	24d	1	1.04mi
3304 Ortman Dr Pflugerville, TX	3.0	2.5	1795	$2,150	$1.20	5d	1	1.08mi
2913 Saint Regis Dr Pflugerville, TX	4.0	2.5	2157	$2,200	$1.02	22d	1	1.11mi
13712 Clerk St Pflugerville, TX	5.0	3.0	2322	$2,400	$1.03	5d	1	1.15mi
15409 Flowers Vw Pflugerville, TX	4.0	3.0	2201	$2,599	$1.18	44d	1	1.17mi
15421 Flowers Vw Pflugerville, TX	3.0	2.0	1528	$2,200	$1.44	21d	1	1.19mi
15432 Flowers Vw Pflugerville, TX	4.0	3.0	2440	$2,795	$1.15	5d	1	1.23mi
2606 Derwent Dr Pflugerville, TX	5.0	3.5	2595	$2,650	$1.02	44d	1	1.24mi
2714 Towy Rd Pflugerville, TX	3.0	2.0	1450	$2,000	$1.38	24d	1	1.24mi
2615 Derwent Dr Pflugerville, TX	4.0	2.0	1468	$2,195	$1.50	3d	1	1.25mi
2613 Derwent Dr Pflugerville, TX	5.0	3.5	2595	$2,799	$1.08	24d	1	1.25mi
2612 Towy Rd Pflugerville, TX	3.0	2.0	1533	$2,195	$1.43	5d	1	1.28mi
2710 Paragon Fox Dr Pflugerville, TX	3.0	2.5	1796	$2,300	$1.28	44d	1	1.30mi
1203 Pigeon Forge Rd Pflugerville, TX	3.0	2.0	1858	$2,400	$1.29	24d	1	1.34mi
2500 E Howard Ln Manor, TX	3.0	1.0–3.5	1245	$3,166	$2.54	2d	50	1.37mi
2808 Totley Rd Pflugerville, TX	5.0	3.5	2595	$2,599	$1.00	11d	1	1.37mi
2805 Totley Rd Pflugerville, TX	3.0	2.0	1450	$2,099	$1.45	44d	1	1.41mi
13309 Riding Dr Pflugerville, TX	4.0	2.0	1468	$2,195	$1.50	18d	1	1.41mi
4713 Canongate Dr Pflugerville, TX	3.0	2.5	2099	$2,199	$1.05	24d	1	1.43mi
2606 Totley Rd Pflugerville, TX	3.0	2.0	1234	$2,190	$1.77	3d	1	1.43mi
2605 Totley Rd Pflugerville, TX	5.0	3.5	2446	$2,699	$1.10	24d	1	1.46mi

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

   Show marketing remark (841 chars)

   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. With stylish finishes throughout and the peace of mind that comes with newly manufactured, this home is move-in ready and built for convenience. Don t miss the opportunity to make this stunning home your own. * colors and design may change.

ⓘ 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: $28,019
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$3,345
• Taxable income: $11,449
• Est. tax owed @ 24.0%: −$2,748
• After-tax cash flow: $9,851/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

• 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

1 event — show timeline

• 2026-04-16 Listed $114,995 Zillow