13708 Long Meadow Dr · Austin, TX 78660

$150,000

2 bd · 1.0 ba · 864 sqft · Manufactured public records · 1 Days on market

Built 1995

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Why this score? — see what drove the D+ 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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.9/10.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Pflugerville Home on Owned Land with No HOA! Nestled under mature pecan trees in an established Pflugerville neighborhood, this home offers true ownership with no lot rent and no HOA. The renovated bathroom features a large soaking tub with a custom mosaic surround that really has to be seen in person. The curved kitchen peninsula, spacious primary bedroom, and covered front porch give the home a warmth and livability that& apos; s hard to fake. Updated HVAC, laminate floors throughout, and a professionally inspected foundation with engineer& apos; s report available. FSBO, no agent fees. Title company ready to go.

Key facts

• Mature pecan trees
• Renovated bathroom
• Soaking tub

Tags

• OWNED LAND
• NO HOA
• MATURE PECAN TREES
• RENOVATED BATHROOM
• SOAKING TUB
• CUSTOM MOSAIC SURROUND

Property features AI

Exterior

• Home design: Built in 1995
• Exterior features: Located in the Dessau Estates subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (1.1% below list).
• Recommended offer: $148k (1.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• 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; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent is only 16% 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 $1k 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.

Negotiation context

• Only 1 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,380 (1.1% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 8.4

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: -13.0%
• Equity multiple: 0.55×
• Total profit: $-19,097
• Equity at exit: $22,365

10-year hold

• IRR: -9.4%
• Equity multiple: 0.50×
• Total profit: $-21,088
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$787
• Tax from tax record: −$173 /mo · $2,079/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $150

Break-even live

Break-even rent $1,294

Max offer price $150,000

Occupancy floor 85%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13510 Lazyridge Dr Pflugerville, TX	2.0	2.0	1046	$1,810	$1.73	43d	1	0.16mi
13510 Lazyridge Dr Unit 1 Pflugerville, TX	2.0	2.0	1046	$1,810	$1.73	24d	1	0.16mi
13624 Dessau Rd Pflugerville, TX	1.0–3.0	1.0–2.0	919	$1,555	$1.69	3d	24	0.23mi
1507 E Howard Ln Austin, TX	2.0	2.0	919	$1,210	$1.32	43d	1	0.34mi
13527 Harrisglenn Dr Pflugerville, TX	1.0–2.0	1.0–2.0	961	$1,199	$1.25	1d	21	0.36mi
13301 Dessau Rd Austin, TX	1.0–2.0	1.0–2.0	887	$1,443	$1.63	1d	10	0.37mi
1501 E Howard Ln Austin, TX	1.0–4.0	1.0–2.0	1054	$1,182	$1.12	14d	1	0.54mi
2500 E Howard Ln Manor, TX	3.0	1.0–3.5	1245	$2,489	$2.00	1d	50	0.62mi
2700 E Howard Ln Manor, TX	2.0	1.0–2.0	890	$1,819	$2.04	1d	52	0.79mi
2500 E Howard Ln Unit 2515 Pflugerville, TX	1.0	1.0	649	$1,281	$1.97	3d	1	0.80mi
2500 E Howard Ln Unit 2542 Pflugerville, TX	1.0	1.0	528	$989	$1.87	3d	1	0.80mi
2500 E Howard Ln Unit 2523 Pflugerville, TX	2.0	2.0	1034	$1,839	$1.78	3d	1	0.80mi
2500 E Howard Ln Unit 2515 Pflugerville, TX	1.0	1.0	649	$1,339	$2.06	14d	1	0.80mi
2500 E Howard Ln Unit 512 Pflugerville, TX	1.0	1.0	649	$1,273	$1.96	12d	1	0.80mi
1006 E Howard Ln Pflugerville, TX	1.0	1.0	829	$1,165	$1.41	43d	1	0.93mi
14708 Immanuel Rd Pflugerville, TX	1.0–2.0	1.0–2.0	867	$1,654	$1.91	1d	12	0.97mi
2908 E Howard Ln Manor, TX	1.0–3.0	1.0–2.0	970	$1,662	$1.71	2d	66	1.11mi
12806 Harrisglenn Dr Austin, TX	1.0	1.0	657	$1,110	$1.69	43d	1	1.17mi
12800 Harrisglenn Dr Unit 12874 Austin, TX	1.0	1.0	657	$887	$1.35	3d	1	1.20mi
12800 Harrisglenn Dr Unit 12851 Austin, TX	1.0	1.0	657	$879	$1.34	12d	1	1.20mi
12800 Harrisglenn Dr Unit 12857 Austin, TX	2.0	2.0	1043	$1,182	$1.13	3d	1	1.20mi
12800 Harrisglenn Dr Unit 12874 Austin, TX	1.0	1.0	657	$1,045	$1.59	12d	1	1.20mi
1200 E Parmer Ln Austin, TX	3.0	1.0–2.0	963	$1,536	$1.59	1d	39	1.30mi
1206 E Parmer Ln Austin, TX	1.0	1.0	826	$1,204	$1.46	43d	1	1.32mi
12441 Dessau Rd Austin, TX	3.0	2.0	1116	$1,421	$1.27	43d	1	1.35mi
12439 Dessau Rd Austin, TX	1.0	1.0	805	$1,026	$1.27	43d	1	1.35mi
12435 Dessau Rd Austin, TX	1.0–3.0	1.0–2.0	908	$1,058	$1.16	1d	9	1.36mi
1127 Pearl Retreat Ln Austin, TX	1.0–3.0	1.0–2.0	1005	$1,448	$1.44	1d	36	1.36mi
12408 Dessau Rd Austin, TX	1.0–3.0	1.0–2.0	1077	$1,570	$1.46	2d	28	1.36mi
1133 Pearl Retreat Ln Austin, TX	1.0	1.0	629	$1,190	$1.89	43d	1	1.36mi
12435 Dessau Rd Apt 712 Austin, TX	3.0	2.0	1116	$1,314	$1.18	10d	1	1.39mi
12435 Dessau Rd Unit 12509 Austin, TX	1.0	1.0	701	$839	$1.20	10d	1	1.39mi
12435 Dessau Rd Unit 12492 Austin, TX	2.0	2.0	1012	$1,115	$1.10	12d	1	1.39mi
12435 Dessau Rd Unit 12468 Austin, TX	3.0	2.0	1116	$1,375	$1.23	12d	1	1.39mi
12435 Dessau Rd Unit 12509 Austin, TX	1.0	1.0	701	$970	$1.38	12d	1	1.39mi
12435 Dessau Rd Unit 12486 Austin, TX	1.0	1.0	701	$789	$1.13	12d	1	1.39mi
12435 Dessau Rd Apt 612 Austin, TX	2.0	2.0	1012	$1,064	$1.05	10d	1	1.39mi
1305 E Wells Branch Pkwy Pflugerville, TX	2.0	2.0	1026	$1,515	$1.48	24d	1	1.40mi
1305 E Wells Branch Pkwy Unit 1320 Pflugerville, TX	1.0	1.0	676	$1,404	$2.08	10d	1	1.40mi
1305 E Wells Branch Pkwy Unit 512 Pflugerville, TX	1.0	1.0	676	$1,354	$2.00	12d	1	1.40mi

Listing history 3 events

1. 2026-05-26
   listed $150,000 Active
2. 2026-04-06
   soldstatus
3. 2006-06-02
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,079 · $173/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$666/yr (+$56/mo · 32.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $17,806
• − Mortgage interest: −$8,402
• − Property taxes: −$2,079
• − Insurance: −$750
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$4,364
• Taxable loss: −$638
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $1,951/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 — 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): 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

3 events — show timeline

• 2026-05-26 Listed $150,000 FSBO.com
• 2026-04-06 Sold (Public Records) — Public Records
• 2006-06-02 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2026): $2,079 · +10.0% YoY. Source: county tax records.