900 Broken Feather Trl 47 Plan · Pflugerville, TX 78660

$118,995

3 bd · 2.0 ba · 1,352 sqft · Manufactured · 136 Days on market

Good condition $88/sqft · 60% below area ↓ 5% 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
• 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

Tucked away in our established community, this lovely 3-bedroom, 2-bathroom porch model home is designed for those who value both style and simplicity. Whether you are looking to downsize into a more manageable space or seeking a cozy start for a small family, this floor plan offers a smart, "right-sized" layout that doesn't skimp on character. When this new home is completed, it will be move-in ready with all kitchen appliances included, making your transition to a new home seamless and stress-free. The home has 3 car parking with 2 being covered by a matching carport. We expect this home to be ready approximately mid-February. This isn't just a house; it s a lifestyle choice. Located near the heart of Pflugerville, you get the benefits of a quiet, long-standing residential area with all the modern conveniences of the city just minutes away. It is a practical, beautiful and affordable housing that prioritizes quality of life. Please Note: The photos provided are professional renders of this model. While the floor plan and exterior design are accurate, the specific trim and package colors will vary. This lovely home will be occupied quickly. Call us today to be placed on the waitlist!

Key facts

• 3 car parking
• Covered carport
• Modern conveniences

Tags

• MOVE IN READY
• KITCHEN APPLIANCES INCLUDED
• 3 CAR PARKING
• COVERED CARPORT
• QUIET RESIDENTIAL AREA
• MODERN CONVENIENCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $822 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 $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($105k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,715 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% 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: 13.80%
• Cash-on-cash: 26.80%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $295,000
• List price: $118,995
• Delta: -59.66%
• 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: 17.2%
• Equity multiple: 1.67×
• Total profit: $22,323
• Equity at exit: $17,743

10-year hold

• IRR: 23.5%
• Equity multiple: 2.74×
• Total profit: $58,122
• Equity at exit: $10,289

Cash invested: $33,319 (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: $1,983 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $744

Break-even live

Break-even rent $1,041

Max offer price $118,995

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: $29,749
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15004 Antique Finish Dr Pflugerville, TX	3.0	2.0	1562	$1,995	$1.28	23d	1	0.28mi
610 E Wells Branch Pkwy Pflugerville, TX	1.0–3.0	1.0–2.0	1114	$2,017	$1.81	2d	37	0.41mi
1200 S 10th St Pflugerville, TX	2.0–3.0	2.5	1494	$2,388	$1.60	2d	3	0.46mi
811 Canyon Bend Rd Pflugerville, TX	4.0	2.0	1768	$2,300	$1.30	17d	1	0.47mi
913 Coronation Way Pflugerville, TX	4.0	2.5	1594	$2,195	$1.38	17d	1	0.58mi
1809 Social Dr Unit 1866 Pflugerville, TX	2.0	2.0	949	$1,294	$1.36	2d	1	0.59mi
1809 Social Dr Pflugerville, TX	2.0	2.0	1019	$1,549	$1.52	23d	1	0.59mi
1324 Peppermint Trl Pflugerville, TX	2.0	2.5	1590	$1,925	$1.21	12d	1	0.69mi
404 W Olympic Dr Pflugerville, TX	1.0–3.0	1.0–2.0	1091	$2,640	$2.42	2d	77	0.72mi
15001 Strathaven Pass Unit 15058 Pflugerville, TX	2.0	2.0	1100	$1,433	$1.30	2d	1	0.73mi
15001 Strathaven Pass Unit 15034 Pflugerville, TX	3.0	2.0	1284	$1,843	$1.44	2d	1	0.73mi
15200 Mandarin Xing Pflugerville, TX	3.0	2.0	1355	$2,100	$1.55	23d	1	0.74mi
1305 E Wells Branch Pkwy Unit 1328 Pflugerville, TX	2.0	2.0	1026	$1,829	$1.78	10d	1	0.86mi
1305 E Wells Branch Pkwy Pflugerville, TX	1.0–2.0	1.0–2.0	1018	$2,315	$2.27	3d	66	0.86mi
1305 E Wells Branch Pkwy Pflugerville, TX	2.0	2.0	1026	$1,515	$1.48	23d	1	0.86mi
1601 S Heatherwilde Blvd Pflugerville, TX	1.0–2.0	1.0–2.0	823	$2,365	$2.87	20d	10	0.86mi
909 Falkland Trce Pflugerville, TX	3.0	2.0	1435	$1,995	$1.39	10d	1	0.89mi
14613 Walt Whitman Trl Unit B Pflugerville, TX	3.0	2.5	1373	$1,945	$1.42	43d	1	0.90mi
14608 Walt Whitman Trl Unit B Pflugerville, TX	3.0	2.5	1373	$1,995	$1.45	23d	1	0.91mi
15208 Spring Hill Ln Unit A Pflugerville, TX	2.0	1.0	950	$1,600	$1.68	11d	1	0.92mi
1701 S Heatherwilde Blvd Pflugerville, TX	1.0–2.0	1.0–2.0	823	$1,475	$1.79	1d	16	0.93mi
14617 Hyson Xing Pflugerville, TX	3.0	2.0	1167	$2,100	$1.80	43d	1	0.94mi
1501 Darjeeling Dr Pflugerville, TX	4.0	2.5	1685	$2,100	$1.25	43d	1	0.94mi
500 S 2nd St Unit A Pflugerville, TX	2.0	1.0	1776	$1,600	$0.90	23d	1	0.94mi
15906 Windermere Dr Pflugerville, TX	1.0–2.0	1.5–2.5	1085	$1,650	$1.52	3d	6	0.99mi
15129 Donna Jane Loop Pflugerville, TX	3.0	2.5	1590	$2,299	$1.45	43d	1	1.00mi
14416 Lewis Carroll Ln Unit A Pflugerville, TX	3.0	2.5	1476	$1,890	$1.28	3d	1	1.01mi
1004 Sweet Melissa Dr Pflugerville, TX	3.0	2.5	1439	$1,900	$1.32	43d	1	1.02mi
15204 Sweet Caddies Dr Pflugerville, TX	3.0	2.5	1422	$1,950	$1.37	43d	1	1.05mi
516 Sweet Leaf Ln Pflugerville, TX	4.0	2.5	1745	$1,950	$1.12	14d	1	1.05mi
415 N Heatherwilde Blvd Pflugerville, TX	3.0	2.5	1770	$2,200	$1.24	3d	1	1.06mi
413 Swenson Farms Blvd Pflugerville, TX	1.0–2.0	1.0–2.0	1073	$1,685	$1.57	3d	33	1.06mi
433 Sweet Leaf Ln Pflugerville, TX	4.0	2.5	1439	$1,990	$1.38	23d	1	1.09mi
1017 Doras Dr Pflugerville, TX	3.0	2.5	1422	$1,900	$1.34	14d	1	1.09mi
1125 Vincent Pl Pflugerville, TX	3.0	2.0	1355	$2,250	$1.66	43d	1	1.10mi
209 E Noton St #109 Pflugerville, TX	2.0	2.0	900	$1,200	$1.33	43d	1	1.10mi
14100 John Henry Faulk Dr Pflugerville, TX	3.0	1.0–2.5	1284	$2,604	$2.03	1d	1	1.11mi
16114 Windermere Dr Pflugerville, TX	3.0	2.0	1028	$1,495	$1.45	4d	1	1.11mi
15224 Sarahs Creek Dr Pflugerville, TX	3.0	2.5	1590	$2,050	$1.29	43d	1	1.12mi
16113 Fitchburg Cir Pflugerville, TX	3.0	2.0	1076	$1,595	$1.48	14d	1	1.13mi

Listing history 15 events

1. 2026-06-18
   days on market $118,995 Active 136 DOM
2. 2026-06-17
   days on market $118,995 Active 135 DOM
3. 2026-06-16
   days on market $118,995 Active 134 DOM
4. 2026-06-15
   days on market $118,995 Active 133 DOM
5. 2026-06-13
   days on market $118,995 Active 131 DOM
6. 2026-06-09
   days on market $118,995 Active 127 DOM
7. 2026-06-08
   days on market $118,995 Active 126 DOM
8. 2026-06-07
   days on market $118,995 Active 125 DOM
9. 2026-06-05
   days on market $118,995 Active 122 DOM
10. 2026-06-03
    days on market $118,995 Active 121 DOM
11. 2026-06-02
    days on market $118,995 Active 120 DOM
12. 2026-06-01
    days on market $118,995 Active 119 DOM
13. 2026-05-31
    days on market $118,995 Active 118 DOM
14. 2026-03-24
    price $118,995 1213-char remark

    Show marketing remark (1213 chars)

    Tucked away in our established community, this lovely 3-bedroom, 2-bathroom porch model home is designed for those who value both style and simplicity. Whether you are looking to downsize into a more manageable space or seeking a cozy start for a small family, this floor plan offers a smart, "right-sized" layout that doesn't skimp on character. When this new home is completed, it will be move-in ready with all kitchen appliances included, making your transition to a new home seamless and stress-free. The home has 3 car parking with 2 being covered by a matching carport. We expect this home to be ready approximately mid-February. This isn't just a house; it s a lifestyle choice. Located near the heart of Pflugerville, you get the benefits of a quiet, long-standing residential area with all the modern conveniences of the city just minutes away. It is a practical, beautiful and affordable housing that prioritizes quality of life. Please Note: The photos provided are professional renders of this model. While the floor plan and exterior design are accurate, the specific trim and package colors will vary. This lovely home will be occupied quickly. Call us today to be placed on the waitlist!

15. 2026-02-03
    listed $124,995 Active 1213-char remark

    Show marketing remark (1213 chars)

    Tucked away in our established community, this lovely 3-bedroom, 2-bathroom porch model home is designed for those who value both style and simplicity. Whether you are looking to downsize into a more manageable space or seeking a cozy start for a small family, this floor plan offers a smart, "right-sized" layout that doesn't skimp on character. When this new home is completed, it will be move-in ready with all kitchen appliances included, making your transition to a new home seamless and stress-free. The home has 3 car parking with 2 being covered by a matching carport. We expect this home to be ready approximately mid-February. This isn't just a house; it s a lifestyle choice. Located near the heart of Pflugerville, you get the benefits of a quiet, long-standing residential area with all the modern conveniences of the city just minutes away. It is a practical, beautiful and affordable housing that prioritizes quality of life. Please Note: The photos provided are professional renders of this model. While the floor plan and exterior design are accurate, the specific trim and package colors will vary. This lovely home will be occupied quickly. Call us today to be placed on the waitlist!

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $23,793
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − Depreciation: −$3,462
• Taxable income: $7,479
• Est. tax owed @ 24.0%: −$1,795
• After-tax cash flow: $7,133/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 · 1 photo

Good 80/100 None rehab

This move-in ready manufactured home is in excellent condition with no visible repairs needed. It offers a good ROI with updates focusing on enhancing curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Add a small front garden — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add a small front garden — Enhances curb appeal and adds value ↑

ⓘ 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

• Census place: Pflugerville, TX
• 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

-4.8% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $118,995 Zillow
• 2026-02-03 Listed $124,995 Zillow