900 Broken Feather Trl 47 Plan · Pflugerville, TX 78660

$118,995

3 bd · 2.0 ba · 1,352 sqft · Manufactured · 187 Days on market

Manufactured home Good condition $88/sqft · 60% below area ↓ 5% since listing

---

Why this score? — see what drove the C+ 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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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. -5.2

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 $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Springhill El (math 29% / reading 30%, grade F, #2,525 of 4,322 statewide, top 62%, 500 students, 66% FRL); Pflugerville Middle (math 21% / reading 34%, grade F, #1,156 of 1,662 statewide, top 71%, 815 students, 56% FRL); Pflugerville H S (math 39% / reading 49%, grade F, #697 of 1,632 statewide, top 43%, 1,814 students, 44% 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 34d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 15% 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 $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.

Negotiation context

• It's been on market 187 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 187 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: 1.20% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (median comp): $295,000
• List price: $118,995
• Delta: -59.66%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1520 Miss Allisons Way	1.45mi	3/2.0	1,355 (+0%)	0mo	$329,900	$243	64
1121 Orchard Park Cir	1.28mi	3/2.0	1,373 (+2%)	1mo	$200,000	$146	62
16307 Malden Dr	1.15mi	3/2.0	1,387 (+3%)	1mo	$155,000	$112	60
13910 Cambourne Dr	1.48mi	3/2.0	1,390 (+3%)	1mo	$300,000	$216	60
14917 Sassafras Trl	0.63mi	3/2.5	1,422 (+5%)	1mo	$309,995	$218	59
14417 Charles Dickens Dr Unit A	1.08mi	3/2.5	1,296 (-4%)	1mo	$245,000	$189	56
15213 Donna Jane Loop	1.04mi	3/2.5	1,480 (+10%)	0mo	$299,900	$203	47
16405 Edgemere Dr	1.23mi	3/2.0	1,193 (-12%)	1mo	$285,000	$239	45
13827 Spring Heath Rd	1.47mi	3/2.0	1,520 (+12%)	0mo	$250,000	$164	44
15109 Spring Hill Ln	0.88mi	3/2.0	1,587 (+17%)	0mo	$445,000	$280	40
1217 Coronation Way	0.71mi	3/2.5	1,590 (+18%)	1mo	$315,000	$198	39
1000 Grey Castle Dr	0.84mi	4/2.0 (+1)	1,685 (+25%)	0mo	$330,000	$196	35

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: -3.4%
• Equity multiple: 0.88×
• Total profit: $-4,101
• Equity at exit: $17,743

10-year hold

• IRR: 2.6%
• Equity multiple: 1.16×
• Total profit: $5,273
• 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 →

Active competition Active MLS

• For sale now: 6 active
• Median asking: $124,995 ($87/sqft)
• Median days on market: 102 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +150.6% 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: 7.0×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $304

Break-even live

Break-even rent $1,041

Max offer price $118,995

Occupancy floor 74%

Sensitivity live

Price	-10% $386	-5% $345	+0% $304	+5% $262	+10% $221
Rent	-10% $191	-5% $247	+0% $304	+5% $360	+10% $416
Rate	-1.0pp $364	-0.5pp $334	base $304	+0.5pp $273	+1.0pp $241

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
• Club membership (one-time): —
• 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	73d	1	0.28mi
15004 Antique Finish Dr Unit 15004 Pflugerville, TX	3.0	2.0	1562	$1,995	$1.28	36d	1	0.28mi
625 Smoke Signal Pass Pflugerville, TX	4.0	2.5	1658	$2,075	$1.25	23d	1	0.35mi
610 E Wells Branch Pkwy Pflugerville, TX	1.0–3.0	1.0–2.0	1114	$2,000	$1.80	11d	36	0.41mi
1200 S 10th St Pflugerville, TX	2.0–3.0	2.5	1550	$2,405	$1.55	11d	3	0.46mi
811 Canyon Bend Rd Pflugerville, TX	4.0	2.0	1768	$2,300	$1.30	67d	1	0.47mi
1010 S Heatherwilde Blvd Unit 1037 Pflugerville, TX	2.0	2.0	1138	$1,502	$1.32	23d	1	0.52mi
1010 S Heatherwilde Blvd Unit 1043 Pflugerville, TX	3.0	2.0	1234	$1,929	$1.56	23d	1	0.52mi
1010 S Heatherwilde Blvd Unit 711 Pflugerville, TX	3.0	2.0	1319	$1,889	$1.43	33d	1	0.52mi
1010 S Heatherwilde Blvd Unit 215 Pflugerville, TX	2.0	2.0	1138	$1,502	$1.32	10d	1	0.52mi
1010 S Heatherwilde Blvd Unit 612 Pflugerville, TX	2.0	2.0	1090	$1,540	$1.41	33d	1	0.52mi
1010 S Heatherwilde Blvd Unit 1067 Pflugerville, TX	2.0	2.0	1090	$1,532	$1.41	36d	1	0.52mi
1010 S Heatherwilde Blvd Unit 312 Pflugerville, TX	3.0	2.0	1234	$1,929	$1.56	10d	1	0.52mi
913 Coronation Way Pflugerville, TX	4.0	2.5	1594	$2,195	$1.38	67d	1	0.58mi
1809 Social Dr Unit 1836 Pflugerville, TX	2.0	2.0	949	$1,286	$1.36	23d	1	0.59mi
1809 Social Dr Unit 215 Pflugerville, TX	2.0	2.0	949	$1,286	$1.36	10d	1	0.59mi
1809 Social Dr Unit 612 Pflugerville, TX	2.0	2.0	949	$1,302	$1.37	33d	1	0.59mi
1809 Social Dr Unit 1866 Pflugerville, TX	2.0	2.0	949	$1,294	$1.36	36d	1	0.59mi
1809 Social Dr Pflugerville, TX	2.0	2.0	1019	$1,514	$1.49	11d	1	0.59mi
1809 Social Dr Pflugerville, TX	2.0	2.0	1019	$1,599	$1.57	33d	1	0.59mi
1809 Social Dr Pflugerville, TX	2.0	2.0	1019	$1,549	$1.52	73d	1	0.59mi
1324 Peppermint Trl Pflugerville, TX	2.0	2.5	1590	$1,925	$1.21	62d	1	0.69mi
1324 Peppermint Trl Pflugerville, TX	3.0	2.5	1590	$1,925	$1.21	41d	1	0.69mi
404 W Olympic Dr Pflugerville, TX	1.0–3.0	1.0–2.0	1091	$2,610	$2.39	10d	56	0.72mi
15001 Strathaven Pass Apt 612 Pflugerville, TX	2.0	2.0	1100	$1,441	$1.31	33d	1	0.73mi
15001 Strathaven Pass Apt 712 Pflugerville, TX	3.0	2.0	1284	$1,851	$1.44	33d	1	0.73mi
15001 Strathaven Pass Unit 15058 Pflugerville, TX	2.0	2.0	1100	$1,433	$1.30	36d	1	0.73mi
15001 Strathaven Pass Unit 15034 Pflugerville, TX	3.0	2.0	1284	$1,674	$1.30	23d	1	0.73mi
15001 Strathaven Pass Unit 15028 Pflugerville, TX	2.0	2.0	1018	$1,374	$1.35	23d	1	0.73mi
15200 Mandarin Xing Pflugerville, TX	3.0	2.0	1355	$2,100	$1.55	73d	1	0.74mi
15001 Strathaven Pass Unit 2018 Pflugerville, TX	2.0	2.0	1100	$1,466	$1.33	40d	1	0.75mi
15001 Strathaven Pass Unit 3018 Pflugerville, TX	3.0	2.0	1284	$1,886	$1.47	40d	1	0.75mi
15001 Strathaven Pass Unit 2142 Pflugerville, TX	2.0	2.0	1100	$1,433	$1.30	38d	1	0.75mi
15001 Strathaven Pass Unit 215 Pflugerville, TX	2.0	2.0	1018	$1,374	$1.35	10d	1	0.77mi
15001 Strathaven Pass Apt 312 Pflugerville, TX	3.0	2.0	1284	$1,674	$1.30	10d	1	0.77mi
1305 E Wells Branch Pkwy Unit 1328 Pflugerville, TX	2.0	2.0	1026	$1,829	$1.78	60d	1	0.86mi
1305 E Wells Branch Pkwy Pflugerville, TX	1.0–2.0	1.0–2.0	1018	$2,315	$2.27	10d	36	0.86mi
1305 E Wells Branch Pkwy Pflugerville, TX	2.0	2.0	1026	$1,515	$1.48	73d	1	0.86mi
1601 S Heatherwilde Blvd Pflugerville, TX	1.0–2.0	1.0–2.0	823	$2,365	$2.87	69d	10	0.86mi
909 Falkland Trce Pflugerville, TX	3.0	2.0	1435	$1,995	$1.39	60d	1	0.89mi

Listing history 50 events

1. 2026-08-08
   days on market $118,995 Active 187 DOM
2. 2026-08-06
   days on market $118,995 Active 185 DOM
3. 2026-08-05
   days on market $118,995 Active 184 DOM
4. 2026-08-04
   days on market $118,995 Active 183 DOM
5. 2026-08-03
   days on market $118,995 Active 182 DOM
6. 2026-07-31
   days on market $118,995 Active 179 DOM
7. 2026-07-30
   days on market $118,995 Active 177 DOM
8. 2026-07-28
   days on market $118,995 Active 176 DOM
9. 2026-07-26
   days on market $118,995 Active 174 DOM
10. 2026-07-24
    days on market $118,995 Active 172 DOM
11. 2026-07-23
    days on market $118,995 Active 171 DOM
12. 2026-07-22
    days on market $118,995 Active 170 DOM
13. 2026-07-21
    days on market $118,995 Active 169 DOM
14. 2026-07-20
    days on market $118,995 Active 168 DOM
15. 2026-07-18
    days on market $118,995 Active 166 DOM
16. 2026-07-18
    days on market $118,995 Active 165 DOM
17. 2026-07-16
    days on market $118,995 Active 164 DOM
18. 2026-07-15
    days on market $118,995 Active 163 DOM
19. 2026-07-14
    days on market $118,995 Active 162 DOM
20. 2026-07-13
    days on market $118,995 Active 161 DOM
21. 2026-07-13
    days on market $118,995 Active 160 DOM
22. 2026-07-12
    days on market $118,995 Active 159 DOM
23. 2026-07-10
    days on market $118,995 Active 158 DOM
24. 2026-07-09
    days on market $118,995 Active 157 DOM
25. 2026-07-07
    days on market $118,995 Active 155 DOM
26. 2026-07-06
    days on market $118,995 Active 154 DOM
27. 2026-07-05
    days on market $118,995 Active 153 DOM
28. 2026-07-03
    days on market $118,995 Active 151 DOM
29. 2026-07-02
    days on market $118,995 Active 150 DOM
30. 2026-07-01
    days on market $118,995 Active 149 DOM
31. 2026-06-30
    days on market $118,995 Active 148 DOM
32. 2026-06-29
    days on market $118,995 Active 147 DOM
33. 2026-06-28
    days on market $118,995 Active 146 DOM
34. 2026-06-27
    days on market $118,995 Active 145 DOM
35. 2026-06-26
    days on market $118,995 Active 144 DOM
36. 2026-06-24
    days on market $118,995 Active 142 DOM
37. 2026-06-22
    days on market $118,995 Active 140 DOM
38. 2026-06-21
    days on market $118,995 Active 139 DOM
39. 2026-06-18
    days on market $118,995 Active 136 DOM
40. 2026-06-17
    days on market $118,995 Active 135 DOM
41. 2026-06-16
    days on market $118,995 Active 134 DOM
42. 2026-06-15
    days on market $118,995 Active 133 DOM
43. 2026-06-13
    days on market $118,995 Active 131 DOM
44. 2026-06-09
    days on market $118,995 Active 127 DOM
45. 2026-06-08
    days on market $118,995 Active 126 DOM
46. 2026-06-07
    days on market $118,995 Active 125 DOM
47. 2026-06-05
    days on market $118,995 Active 122 DOM
48. 2026-06-03
    days on market $118,995 Active 121 DOM
49. 2026-06-02
    days on market $118,995 Active 120 DOM
50. 2026-06-01
    days on market $118,995 Active 119 DOM

ⓘ 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: $17,103
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,462
• Taxable income: $1,859
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $3,197/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 ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Springhill El F TX #2,525/4,322 Nat'l #26,716/41,679 Middle Pflugerville Middle F TX #1,156/1,662 Nat'l #9,659/14,009 High Pflugerville H S F TX #697/1,632 Nat'l #7,320/17,239

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

• Census place: Pflugerville, TX
• 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

---

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