14707 Nether Path · Pflugerville, TX 78660

$139,900

4 bd · 2.0 ba · 1,792 sqft · Manufactured · 114 Days on market

Built 2017 ↓ 12% since listing

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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
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open floor plan with suspended entertainment center in living area front door opens on to deck, spacious kitchen area with dining area and large island with built in microwave appliances included and walk in pantry. Master bedroom with trey ceiling walk in closet large bathroom with two sinks with 60" free standing tub in between and 6' shower linen closet on the other side of house are three bedrooms all with walk in closets and carpeted floors the rest of house has vinyl faux wood flooring also off hallway is laundry/utility room with washer and dryer included electric furnace and central . House is located in Boulder Ridge Park Pflugerville Texas. Skip the hassle, this MH home is TDHCA ready( Texas Department of Housing and Community Affairs) Statement of Ownership is current, Move-In Ready or easy to relocate with Licensed Mover, conveniently located near roads, schools, shopping, medical facilities. Deal direct with the owner.

Key facts

• Open floor plan
• Built in microwave
• Large island

Tags

• OPEN FLOOR PLAN
• SUSPENDED ENTERTAINMENT CENTER
• SPACIOUS KITCHEN AREA
• LARGE ISLAND
• BUILT IN MICROWAVE
• WALK IN PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $882 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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); 1011 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($127k) 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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.67% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.03%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 1.68×
• Total profit: $26,698
• Equity at exit: $20,860

10-year hold

• IRR: 23.8%
• Equity multiple: 2.77×
• Total profit: $69,240
• Equity at exit: $12,096

Cash invested: $39,172 (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: 1011
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,341 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $882

Break-even live

Break-even rent $1,224

Max offer price $139,900

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 29 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	17d	1	0.57mi
14417 Koti Way Pflugerville, TX	3.0	2.0	1474	$1,999	$1.36	43d	1	0.76mi
14408 Koti Way Pflugerville, TX	4.0	2.0	1668	$2,200	$1.32	43d	1	0.79mi
2808 Schwartz Ln Pflugerville, TX	3.0	2.0	1479	$1,900	$1.28	17d	1	0.82mi
2920 Tweedy Trl Pflugerville, TX	3.0	2.0	1481	$5,000	$3.38	11d	1	0.83mi
13923 Macquarie Dr Pflugerville, TX	4.0	2.5	2381	$2,250	$0.94	14d	1	0.89mi
14105 Cantarra Dr Pflugerville, TX	4.0	2.0	1992	$2,250	$1.13	24d	1	0.89mi
14013 Heywood Dr Pflugerville, TX	4.0	2.0	1672	$2,195	$1.31	24d	1	0.90mi
2612 Schwartz Ln Pflugerville, TX	4.0	2.0	1653	$2,099	$1.27	10d	1	0.94mi
2901 Louris Ln Pflugerville, TX	4.0	3.0	2578	$2,500	$0.97	4d	1	0.96mi
3601 Kotche St Pflugerville, TX	4.0	2.5	2381	$2,400	$1.01	24d	1	1.00mi
14108 Boquist Dr Pflugerville, TX	4.0	2.0	1999	$2,200	$1.10	44d	1	1.00mi
3103 Crystal Bend Dr Pflugerville, TX	4.0	2.5	2189	$2,200	$1.01	24d	1	1.03mi
1608 Purple Martin Dr Pflugerville, TX	3.0	2.0	1470	$2,200	$1.50	24d	1	1.03mi
14101 Heimhome Bnd Pflugerville, TX	4.0	2.5	1984	$2,100	$1.06	43d	1	1.10mi
2541 Forgetmenot Ln Pflugerville, TX	4.0	2.5	2003	$2,400	$1.20	43d	1	1.19mi
2537 Forgetmenot Ln Pflugerville, TX	3.0	2.0	1276	$1,850	$1.45	16d	1	1.20mi
13701 Sloan St Pflugerville, TX	4.0	2.5	2121	$2,705	$1.28	43d	1	1.24mi
2916 Bronx Dr Pflugerville, TX	4.0	2.5	2081	$2,800	$1.35	24d	1	1.27mi
3304 Ortman Dr Pflugerville, TX	3.0	2.5	1795	$2,150	$1.20	4d	1	1.28mi
2601 Crystal Bend Dr Pflugerville, TX	3.0–4.0	2.0–2.5	1761	$4,462	$2.53	1d	1	1.28mi
13712 Clerk St Pflugerville, TX	5.0	3.0	2322	$2,400	$1.03	4d	1	1.29mi
15409 Flowers Vw Pflugerville, TX	4.0	3.0	2201	$2,599	$1.18	43d	1	1.33mi
2913 Saint Regis Dr Pflugerville, TX	4.0	2.5	2157	$2,200	$1.02	21d	1	1.34mi
15421 Flowers Vw Pflugerville, TX	3.0	2.0	1528	$2,200	$1.44	20d	1	1.34mi
15432 Flowers Vw Pflugerville, TX	4.0	3.0	2440	$2,795	$1.15	4d	1	1.39mi
1203 Pigeon Forge Rd Pflugerville, TX	3.0	2.0	1858	$2,400	$1.29	24d	1	1.47mi
2714 Towy Rd Pflugerville, TX	3.0	2.0	1450	$2,000	$1.38	24d	1	1.49mi
2606 Derwent Dr Pflugerville, TX	5.0	3.5	2595	$2,650	$1.02	43d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $139,900 Active 114 DOM
2. 2026-06-17
   days on market $139,900 Active 113 DOM
3. 2026-06-16
   days on market $139,900 Active 112 DOM
4. 2026-06-15
   days on market $139,900 Active 111 DOM
5. 2026-06-13
   days on market $139,900 Active 109 DOM
6. 2026-06-09
   days on market $139,900 Active 105 DOM
7. 2026-06-08
   days on market $139,900 Active 104 DOM
8. 2026-06-07
   days on market $139,900 Active 103 DOM
9. 2026-06-05
   days on market $139,900 Active 100 DOM
10. 2026-06-03
    days on market $139,900 Active 99 DOM
11. 2026-06-02
    days on market $139,900 Active 98 DOM
12. 2026-06-01
    days on market $139,900 Active 97 DOM
13. 2026-05-31
    days on market $139,900 Active 96 DOM
14. 2026-05-03
    price $139,900 950-char remark

    Show marketing remark (950 chars)

    Open floor plan with suspended entertainment center in living area front door opens on to deck, spacious kitchen area with dining area and large island with built in microwave appliances included and walk in pantry. Master bedroom with trey ceiling walk in closet large bathroom with two sinks with 60" free standing tub in between and 6' shower linen closet on the other side of house are three bedrooms all with walk in closets and carpeted floors the rest of house has vinyl faux wood flooring also off hallway is laundry/utility room with washer and dryer included electric furnace and central . House is located in Boulder Ridge Park Pflugerville Texas. Skip the hassle, this MH home is TDHCA ready( Texas Department of Housing and Community Affairs) Statement of Ownership is current, Move-In Ready or easy to relocate with Licensed Mover, conveniently located near roads, schools, shopping, medical facilities. Deal direct with the owner.

15. 2026-02-25
    listed $153,900 Active 950-char remark

    Show marketing remark (950 chars)

    Open floor plan with suspended entertainment center in living area front door opens on to deck, spacious kitchen area with dining area and large island with built in microwave appliances included and walk in pantry. Master bedroom with trey ceiling walk in closet large bathroom with two sinks with 60" free standing tub in between and 6' shower linen closet on the other side of house are three bedrooms all with walk in closets and carpeted floors the rest of house has vinyl faux wood flooring also off hallway is laundry/utility room with washer and dryer included electric furnace and central . House is located in Boulder Ridge Park Pflugerville Texas. Skip the hassle, this MH home is TDHCA ready( Texas Department of Housing and Community Affairs) Statement of Ownership is current, Move-In Ready or easy to relocate with Licensed Mover, conveniently located near roads, schools, shopping, medical facilities. Deal direct with the owner.

16. 2025-08-26
    price $159,499

ⓘ 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: $28,087
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$4,070
• Taxable income: $8,889
• Est. tax owed @ 24.0%: −$2,133
• After-tax cash flow: $8,454/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

• 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

-12.3% since first listed

3 events — show timeline

• 2026-05-03 Price Changed $139,900 FSBO.com
• 2026-02-25 Listed $153,900 FSBO.com
• 2025-08-26 Price Changed $159,499 FSBO.com