900 Broken Feather Trl 274 Plan · Pflugerville, TX 78660

$134,995

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 189 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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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. -5.4

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 189 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 $385 ($5k/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: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.9% 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); 1721 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 189 days — a 12% lower offer ($119k) 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 $118,795 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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: 1.24% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 6.7

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
16507 Edgemere Dr	1.29mi	4/2.0	1,572 (+0%)	0mo	$169,900	$108	64
800 Smoke Signal Pass	0.23mi	4/2.5	1,829 (+17%)	1mo	$299,900	$164	61
502 Dusty Leather Ct	0.49mi	4/2.0	1,758 (+12%)	2mo	$335,000	$191	56
1516 Sleepytime Trl	1.34mi	3/2.5 (-1)	1,590 (+1%)	0mo	$279,900	$176	55
1008 Grey Castle Dr	0.84mi	4/2.0	1,685 (+8%)	1mo	$349,500	$207	52
512 Dusty Leather Ct	0.45mi	4/2.5	1,908 (+22%)	0mo	$249,900	$131	52
14617 Bedstraw Dr	1.00mi	3/2.5 (-1)	1,665 (+6%)	2mo	$334,900	$201	46
1300 Miss Allisons Way	1.28mi	3/2.5 (-1)	1,455 (-7%)	1mo	$400,000	$275	45
1017 Coronation Way	0.63mi	3/2.5 (-1)	1,752 (+12%)	2mo	$285,000	$163	43
1204 Vapor Dr	1.34mi	3/2.5 (-1)	1,378 (-12%)	1mo	$400,000	$290	37
1113 Orchard Park Cir	1.28mi	3/2.5 (-1)	1,221 (-22%)	0mo	$149,900	$123	33
422 Epiphany Ln	1.04mi	3/2.5 (-1)	1,855 (+18%)	1mo	$294,945	$159	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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,221
• Equity at exit: $20,128

10-year hold

• IRR: 4.5%
• Equity multiple: 1.29×
• Total profit: $10,844
• 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: 8 active
• Median asking: $118,995 ($87/sqft)
• Median days on market: 88 d
• This list price: 88% of active listings are priced below it
• ARV vs active asking: +116.1% 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: 1721
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,668 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: −$350
• Net cashflow: $385

Break-even live

Break-even rent $1,181

Max offer price $134,995

Occupancy floor 72%

Sensitivity live

Price	-10% $478	-5% $432	+0% $385	+5% $338	+10% $292
Rent	-10% $253	-5% $319	+0% $385	+5% $451	+10% $517
Rate	-1.0pp $453	-0.5pp $419	base $385	+0.5pp $350	+1.0pp $314

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
818 Smoke Signal Pass Pflugerville, TX	4.0	2.5	1864	$2,450	$1.31	10d	1	0.17mi
1402 Club Chase Dr Pflugerville, TX	4.0	2.0	1887	$2,200	$1.17	53d	1	0.20mi
15004 Antique Finish Dr Pflugerville, TX	3.0	2.0	1562	$1,995	$1.28	164d	1	0.28mi
15004 Antique Finish Dr Unit 15004 Pflugerville, TX	3.0	2.0	1562	$1,995	$1.28	128d	1	0.28mi
906 Low Brim Cv Pflugerville, TX	4.0	2.5	2102	$2,095	$1.00	164d	1	0.28mi
910 Rocking Spur Cv Pflugerville, TX	4.0	2.0	1750	$2,300	$1.31	87d	1	0.34mi
804 Tapestry Cv Pflugerville, TX	4.0	2.5	2102	$2,295	$1.09	138d	1	0.34mi
625 Smoke Signal Pass Pflugerville, TX	4.0	2.5	1658	$2,075	$1.25	115d	1	0.35mi
817 Tapestry Cv Pflugerville, TX	4.0	2.5	2102	$2,350	$1.12	87d	1	0.38mi
610 E Wells Branch Pkwy Pflugerville, TX	1.0–3.0	1.0–2.0	1114	$2,000	$1.80	87d	37	0.41mi
610 E Wells Branch Pkwy Pflugerville, TX	1.0–3.0	1.0–2.0	1114	$2,122	$1.90	9d	15	0.41mi
531 Tanner Trl Pflugerville, TX	4.0	2.5	1932	$2,400	$1.24	10d	1	0.46mi
811 Canyon Bend Rd Pflugerville, TX	4.0	2.0	1768	$2,300	$1.30	158d	1	0.47mi
15205 Valerian Tea Dr Pflugerville, TX	3.0	2.5	1909	$2,100	$1.10	10d	1	0.52mi
1010 S Heatherwilde Blvd Unit 312 Pflugerville, TX	3.0	2.0	1234	$1,945	$1.58	87d	1	0.52mi
1010 S Heatherwilde Blvd Unit 1043 Pflugerville, TX	3.0	2.0	1234	$1,929	$1.56	115d	1	0.52mi
1010 S Heatherwilde Blvd Unit 711 Pflugerville, TX	3.0	2.0	1319	$1,889	$1.43	125d	1	0.52mi
1008 Settlers Valley Dr Pflugerville, TX	3.0	2.0	1500	$2,200	$1.47	41d	1	0.53mi
1008 Settlers Valley Dr Pflugerville, TX	3.0	2.0	1500	$2,200	$1.47	10d	1	0.53mi
15004 Sassafras Trl Pflugerville, TX	3.0	2.5	1491	$1,900	$1.27	10d	1	0.57mi
15000 Sassafras Trl Pflugerville, TX	3.0	2.0	1346	$1,895	$1.41	45d	1	0.58mi
913 Coronation Way Pflugerville, TX	4.0	2.5	1594	$2,195	$1.38	158d	1	0.58mi
313 Tudor House Rd Pflugerville, TX	3.0	2.0	1222	$1,900	$1.55	53d	1	0.60mi
1017 Coronation Way Pflugerville, TX	3.0	2.5	1736	$1,950	$1.12	10d	1	0.61mi
1324 Peppermint Trl Pflugerville, TX	3.0	2.5	1590	$1,925	$1.21	133d	1	0.69mi
14908 Earl Grey Ln Pflugerville, TX	4.0	2.5	1736	$2,100	$1.21	26d	1	0.69mi
1712 Lady Grey Ave Unit Labs Pflugerville, TX	3.0	2.5	1537	$1,950	$1.27	53d	1	0.72mi
15001 Strathaven Pass Apt 712 Pflugerville, TX	3.0	2.0	1284	$1,851	$1.44	125d	1	0.73mi
15001 Strathaven Pass Unit 15034 Pflugerville, TX	3.0	2.0	1284	$1,674	$1.30	115d	1	0.73mi
15200 Mandarin Xing Pflugerville, TX	3.0	2.0	1355	$2,100	$1.55	164d	1	0.74mi
14813 Earl Grey Ln Pflugerville, TX	3.0	2.5	1870	$1,995	$1.07	9d	1	0.74mi
15001 Strathaven Pass Unit 3018 Pflugerville, TX	3.0	2.0	1284	$1,886	$1.47	132d	1	0.75mi
15001 Strathaven Pass Pflugerville, TX	1.0–3.0	1.0–2.0	935	$1,842	$1.97	0d	10	0.75mi
701 Falkland Trce Pflugerville, TX	4.0	2.5	2170	$2,549	$1.17	184d	1	0.76mi
15001 Strathaven Pass Apt 312 Pflugerville, TX	3.0	2.0	1284	$1,690	$1.32	87d	1	0.77mi
1724 Darjeeling Dr Pflugerville, TX	3.0	2.0	1717	$1,995	$1.16	9d	1	0.79mi
700 Fortrose Ter Pflugerville, TX	3.0	2.0	1710	$2,050	$1.20	87d	1	0.79mi
1302 Crete Ln Pflugerville, TX	3.0	2.5	1898	$1,795	$0.95	53d	1	0.79mi
1302 Crete Ln Pflugerville, TX	3.0	2.5	1898	$1,795	$0.95	50d	1	0.79mi
15229 Mandarin Xing Pflugerville, TX	3.0	2.5	2041	$2,100	$1.03	3d	1	0.81mi

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. 2026-11-08
   days on market $134,995 Active 189 DOM
2. 2026-11-07
   days on market $134,995 Active 188 DOM
3. 2026-11-06
   days on market $134,995 Active 187 DOM
4. 2026-11-05
   days on market $134,995 Active 186 DOM
5. 2026-11-04
   days on market $134,995 Active 185 DOM
6. 2026-11-02
   days on market $134,995 Active 183 DOM
7. 2026-11-01
   days on market $134,995 Active 182 DOM
8. 2026-10-31
   days on market $134,995 Active 181 DOM
9. 2026-10-30
   days on market $134,995 Active 180 DOM
10. 2026-10-29
    days on market $134,995 Active 179 DOM
11. 2026-10-28
    days on market $134,995 Active 178 DOM
12. 2026-10-27
    days on market $134,995 Active 177 DOM
13. 2026-10-26
    days on market $134,995 Active 176 DOM
14. 2026-10-25
    days on market $134,995 Active 175 DOM
15. 2026-10-24
    days on market $134,995 Active 174 DOM
16. 2026-10-23
    days on market $134,995 Active 173 DOM
17. 2026-10-22
    days on market $134,995 Active 172 DOM
18. 2026-10-21
    days on market $134,995 Active 171 DOM
19. 2026-10-20
    days on market $134,995 Active 170 DOM
20. 2026-10-19
    days on market $134,995 Active 169 DOM
21. 2026-10-18
    days on market $134,995 Active 168 DOM
22. 2026-10-17
    days on market $134,995 Active 167 DOM
23. 2026-09-27
    days on market $134,995 Active 166 DOM
24. 2026-09-25
    days on market $134,995 Active 164 DOM
25. 2026-09-24
    days on market $134,995 Active 163 DOM
26. 2026-09-23
    days on market $134,995 Active 162 DOM
27. 2026-09-22
    days on market $134,995 Active 161 DOM
28. 2026-09-21
    days on market $134,995 Active 160 DOM
29. 2026-09-20
    days on market $134,995 Active 159 DOM
30. 2026-09-19
    days on market $134,995 Active 158 DOM
31. 2026-09-18
    days on market $134,995 Active 157 DOM
32. 2026-09-17
    days on market $134,995 Active 156 DOM
33. 2026-09-16
    days on market $134,995 Active 155 DOM
34. 2026-09-15
    days on market $134,995 Active 154 DOM
35. 2026-09-14
    days on market $134,995 Active 153 DOM
36. 2026-09-13
    days on market $134,995 Active 152 DOM
37. 2026-09-12
    days on market $134,995 Active 151 DOM
38. 2026-09-11
    days on market $134,995 Active 150 DOM
39. 2026-09-05
    days on market $134,995 Active 144 DOM
40. 2026-09-04
    days on market $134,995 Active 143 DOM
41. 2026-09-03
    days on market $134,995 Active 142 DOM
42. 2026-08-31
    days on market $134,995 Active 139 DOM
43. 2026-08-30
    days on market $134,995 Active 138 DOM
44. 2026-08-29
    days on market $134,995 Active 137 DOM
45. 2026-08-28
    days on market $134,995 Active 136 DOM
46. 2026-08-27
    days on market $134,995 Active 135 DOM
47. 2026-08-25
    days on market $134,995 Active 133 DOM
48. 2026-08-24
    days on market $134,995 Active 132 DOM
49. 2026-08-23
    days on market $134,995 Active 131 DOM
50. 2026-08-22
    days on market $134,995 Active 130 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: $20,018
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$3,927
• Taxable income: $2,626
• Est. tax owed @ 24.0%: −$630
• After-tax cash flow: $3,989/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%
• 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)