900 Broken Feather Trl 274 Plan · Pflugerville, TX 78660

$134,995

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 116 Days on market

Manufactured home Good condition $86/sqft · 54% below area

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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. -5.3

Listing remarks

Discover the perfect balance of modern luxury and established natural beauty. This is our premier 4-bedroom floor plan, situated on one of the largest and most wonderful lots in the entire community. Unlike typical new builds, this home is framed by large mature trees, offering a level of character and shade that is truly unique for a new construction property. The Layout: Designed for Privacy & Connection This home was crafted for the way modern families live.

Key facts

• Large mature trees
• Chef's ready kitchen
• Listed 115 days

Tags

• LARGE MATURE TREES
• OPEN-CONCEPT LIVING AREA
• SECLUDED PRIMARY SUITE
• CHEF'S READY KITCHEN
• PRIVATE 4-CAR PARKING CAPACITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 18% 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 $933 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 116 days — a 9% lower offer ($123k) 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 $122,845 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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: 1.23% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.86%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $295,000
• List price: $134,995
• Delta: -54.24%
• 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
15109 Spring Hill Ln	0.88mi	3/2.0 (-1)	1,587 (+1%)	0mo	$445,000	$280	58
1217 Coronation Way	0.71mi	3/2.5 (-1)	1,590 (+1%)	1mo	$315,000	$198	57
13827 Spring Heath Rd	1.47mi	3/2.0 (-1)	1,520 (-3%)	0mo	$250,000	$164	55
1000 Grey Castle Dr	0.84mi	4/2.0	1,685 (+8%)	0mo	$330,000	$196	52
15213 Donna Jane Loop	1.04mi	3/2.5 (-1)	1,480 (-6%)	0mo	$299,900	$203	48
14917 Sassafras Trl	0.63mi	3/2.5 (-1)	1,422 (-9%)	1mo	$309,995	$218	47
13910 Cambourne Dr	1.48mi	3/2.0 (-1)	1,390 (-11%)	1mo	$300,000	$216	40
16307 Malden Dr	1.15mi	3/2.0 (-1)	1,387 (-12%)	1mo	$155,000	$112	40
1121 Orchard Park Cir	1.28mi	3/2.0 (-1)	1,373 (-12%)	1mo	$200,000	$146	39
1520 Miss Allisons Way	1.45mi	3/2.0 (-1)	1,355 (-14%)	0mo	$329,900	$243	37
14401 Naruna Way	1.30mi	3/2.0 (-1)	1,879 (+20%)	0mo	$375,000	$200	35
14417 Charles Dickens Dr Unit A	1.08mi	3/2.5 (-1)	1,296 (-17%)	1mo	$245,000	$189	32

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,904
• Equity at exit: $20,128

10-year hold

• IRR: 4.0%
• Equity multiple: 1.25×
• Total profit: $9,479
• Equity at exit: $11,672

Cash invested: $37,799 (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: $121,995 ($88/sqft)
• Median days on market: 102 d
• This list price: 83% of active listings are priced below it
• ARV vs active asking: +113.8% 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: 6.8×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $374

Break-even live

Break-even rent $1,181

Max offer price $134,995

Occupancy floor 72%

Sensitivity live

Price	-10% $467	-5% $420	+0% $374	+5% $327	+10% $280
Rent	-10% $243	-5% $308	+0% $374	+5% $439	+10% $504
Rate	-1.0pp $442	-0.5pp $408	base $374	+0.5pp $339	+1.0pp $303

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: $33,749
• Closing costs: $4,050
• 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
906 Low Brim Cv Pflugerville, TX	4.0	2.5	2102	$2,095	$1.00	73d	1	0.28mi
804 Tapestry Cv Pflugerville, TX	4.0	2.5	2102	$2,295	$1.09	47d	1	0.34mi
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 711 Pflugerville, TX	3.0	2.0	1319	$1,889	$1.43	33d	1	0.52mi
1010 S Heatherwilde Blvd Unit 312 Pflugerville, TX	3.0	2.0	1234	$1,929	$1.56	10d	1	0.52mi
1010 S Heatherwilde Blvd Unit 1043 Pflugerville, TX	3.0	2.0	1234	$1,929	$1.56	23d	1	0.52mi
913 Coronation Way Pflugerville, TX	4.0	2.5	1594	$2,195	$1.38	67d	1	0.58mi
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 Unit 15034 Pflugerville, TX	3.0	2.0	1284	$1,674	$1.30	23d	1	0.73mi
15001 Strathaven Pass Apt 712 Pflugerville, TX	3.0	2.0	1284	$1,851	$1.44	33d	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 3018 Pflugerville, TX	3.0	2.0	1284	$1,886	$1.47	40d	1	0.75mi
701 Falkland Trce Pflugerville, TX	4.0	2.5	2170	$2,549	$1.17	93d	1	0.76mi
15001 Strathaven Pass Apt 312 Pflugerville, TX	3.0	2.0	1284	$1,674	$1.30	10d	1	0.77mi
1302 Crete Ln Pflugerville, TX	3.0	2.5	1898	$2,095	$1.10	21d	1	0.79mi
1713 Darjeeling Dr Pflugerville, TX	4.0	2.5	1909	$2,300	$1.20	64d	1	0.83mi
909 Falkland Trce Pflugerville, TX	3.0	2.0	1435	$1,995	$1.39	60d	1	0.89mi
14613 Walt Whitman Trl Unit B Pflugerville, TX	3.0	2.5	1373	$1,945	$1.42	93d	1	0.90mi
14608 Walt Whitman Trl Unit B Pflugerville, TX	3.0	2.5	1373	$1,995	$1.45	73d	1	0.91mi
606 Screech Owl Dr Pflugerville, TX	3.0	2.5	2101	$2,200	$1.05	23d	1	0.92mi
15302 Spring Hill Ln Unit A Pflugerville, TX	3.0	2.0	2004	$2,350	$1.17	47d	1	0.92mi
14617 Hyson Xing Pflugerville, TX	3.0	2.0	1167	$2,100	$1.80	93d	1	0.94mi
1501 Darjeeling Dr Pflugerville, TX	4.0	2.5	1685	$2,100	$1.25	93d	1	0.94mi
1501 Darjeeling Dr Pflugerville, TX	4.0	2.0	1685	$2,100	$1.25	41d	1	0.94mi
14525 Harris Ridge Blvd Unit B Pflugerville, TX	3.0	2.5	1470	$1,900	$1.29	27d	1	0.95mi
1112 Vanderbilt Cir Pflugerville, TX	4.0	2.0	2181	$2,300	$1.05	53d	1	0.96mi
309 Epiphany Ln Pflugerville, TX	3.0	2.5	1903	$1,950	$1.02	71d	1	0.98mi
15129 Donna Jane Loop Pflugerville, TX	3.0	2.5	1590	$2,299	$1.45	93d	1	1.00mi
1325 Darjeeling Dr Pflugerville, TX	3.0	2.0	1346	$1,850	$1.37	18d	1	1.01mi
315 N Heatherwilde Blvd Pflugerville, TX	3.0	2.5	1330	$1,825	$1.37	23d	1	1.01mi
14416 Lewis Carroll Ln Unit A Pflugerville, TX	3.0	2.5	1476	$1,890	$1.28	52d	1	1.01mi
1004 Sweet Melissa Dr Pflugerville, TX	3.0	2.5	1439	$1,900	$1.32	93d	1	1.02mi
1005 Traci Michelle Dr Pflugerville, TX	3.0	2.5	1745	$2,100	$1.20	32d	1	1.03mi
907 Solitude Dr Pflugerville, TX	3.0	2.5	2239	$2,195	$0.98	21d	1	1.04mi

Property features AI

Finance

• Financial info: List price $134,995

Exterior

• Home design: Single-family plan (Plan: 900 Broken Feather Trl 274)
• Construction: New construction (inventory type: Plan)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Open living area (1,568 total living area)

Listing history 50 events

1. 2026-08-08
   days on market $134,995 Active 116 DOM
2. 2026-08-06
   days on market $134,995 Active 114 DOM
3. 2026-08-05
   days on market $134,995 Active 113 DOM
4. 2026-08-04
   days on market $134,995 Active 112 DOM
5. 2026-08-03
   days on market $134,995 Active 111 DOM
6. 2026-07-31
   days on market $134,995 Active 108 DOM
7. 2026-07-30
   days on market $134,995 Active 106 DOM
8. 2026-07-28
   days on market $134,995 Active 105 DOM
9. 2026-07-26
   days on market $134,995 Active 103 DOM
10. 2026-07-24
    days on market $134,995 Active 101 DOM
11. 2026-07-23
    days on market $134,995 Active 100 DOM
12. 2026-07-22
    days on market $134,995 Active 99 DOM
13. 2026-07-21
    days on market $134,995 Active 98 DOM
14. 2026-07-20
    days on market $134,995 Active 97 DOM
15. 2026-07-18
    days on market $134,995 Active 95 DOM
16. 2026-07-18
    days on market $134,995 Active 94 DOM
17. 2026-07-16
    days on market $134,995 Active 93 DOM
18. 2026-07-15
    days on market $134,995 Active 92 DOM
19. 2026-07-14
    days on market $134,995 Active 91 DOM
20. 2026-07-13
    days on market $134,995 Active 90 DOM
21. 2026-07-13
    days on market $134,995 Active 89 DOM
22. 2026-07-12
    days on market $134,995 Active 88 DOM
23. 2026-07-10
    days on market $134,995 Active 87 DOM
24. 2026-07-09
    days on market $134,995 Active 86 DOM
25. 2026-07-07
    days on market $134,995 Active 84 DOM
26. 2026-07-06
    days on market $134,995 Active 83 DOM
27. 2026-07-05
    days on market $134,995 Active 82 DOM
28. 2026-07-03
    days on market $134,995 Active 80 DOM
29. 2026-07-02
    days on market $134,995 Active 79 DOM
30. 2026-07-01
    days on market $134,995 Active 78 DOM
31. 2026-06-30
    days on market $134,995 Active 77 DOM
32. 2026-06-29
    days on market $134,995 Active 76 DOM
33. 2026-06-28
    days on market $134,995 Active 75 DOM
34. 2026-06-27
    days on market $134,995 Active 74 DOM
35. 2026-06-26
    days on market $134,995 Active 73 DOM
36. 2026-06-24
    days on market $134,995 Active 71 DOM
37. 2026-06-22
    days on market $134,995 Active 69 DOM
38. 2026-06-21
    days on market $134,995 Active 68 DOM
39. 2026-06-18
    days on market $134,995 Active 65 DOM
40. 2026-06-17
    days on market $134,995 Active 64 DOM
41. 2026-06-16
    days on market $134,995 Active 63 DOM
42. 2026-06-15
    days on market $134,995 Active 62 DOM
43. 2026-06-13
    days on market $134,995 Active 60 DOM
44. 2026-06-09
    days on market $134,995 Active 56 DOM
45. 2026-06-08
    days on market $134,995 Active 55 DOM
46. 2026-06-07
    days on market $134,995 Active 54 DOM
47. 2026-06-05
    days on market $134,995 Active 51 DOM
48. 2026-06-03
    days on market $134,995 Active 50 DOM
49. 2026-06-02
    days on market $134,995 Active 49 DOM
50. 2026-06-01
    days on market $134,995 Active 48 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 1/10 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: $19,845
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$3,927
• Taxable income: $2,481
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $3,887/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $7,840–$23,520 screening

This 4-bedroom manufactured home is in good condition with a good condition score of 80. It has a good exterior, interior walls, and flooring. The home is move-in ready and has a good curb appeal. The highest-ROI updates would be painting the exterior and interior walls, updating the flooring, upgrading the kitchen appliances, adding smart home features, and landscaping improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the kitchen and bathrooms — Modern flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — New appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $134,995

Exterior

• Home design: Single-family plan (Plan: 900 Broken Feather Trl 274)
• Construction: New construction (inventory type: Plan)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Open living area (1,568 total living area)