900 Broken Feather Trl 274 Plan · Pflugerville, TX 78660

$134,995

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 65 Days on market

Good condition $86/sqft · 54% below area

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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

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. The expansive, open-concept living area serves as the heart of the home, while the smart "split-wing" design ensures everyone has their own space: Secluded Primary Suite Three Guest/Family Bedrooms Chef s Ready Kitchen: Comes fully equipped with all kitchen appliances included, a kitchen island with space for stools for breakfast and dining area. Ample Parking: Private 4-car parking capacity Life in Pflugerville: Connected & Convenient Location is everything, and this home puts you exactly where you want to be. You are less than 5 minutes from the Pflugerville Public Library, a local hub for community events, workshops, and early learning programs. Education at Your Doorstep: Forget the long morning commute. This home is within walking and biking distance of the local Elementary, Middle, and High Schools. Beyond the Backyard Our community is designed for those who love the outdoors. Beyond your own oversized lot, you ll enjoy: Active Living: Miles of interconnected hike-and-bike trails that weave through the cit

Key facts

• Large mature trees
• Chef's ready kitchen
• Listed 65 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 $782 ($9k/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: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 22d 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 $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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($127k) 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 $126,895 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.61% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.82%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $295,000
• List price: $134,995
• Delta: -54.24%
• 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: 14.8%
• Equity multiple: 1.57×
• Total profit: $21,583
• Equity at exit: $20,128

10-year hold

• IRR: 21.2%
• Equity multiple: 2.55×
• Total profit: $58,454
• 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 →

ZIP-level market 78660

• Home prices YoY: -34.0%
• Rents YoY: -2.0%
• Active inventory: 1011
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,170 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $782

Break-even live

Break-even rent $1,181

Max offer price $134,995

Occupancy floor 59%

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
• 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
906 Low Brim Cv Pflugerville, TX	4.0	2.5	2102	$2,095	$1.00	23d	1	0.28mi
804 Tapestry Cv Pflugerville, TX	4.0	3.5	2102	$2,295	$1.09	4d	1	0.34mi
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
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 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
701 Falkland Trce Pflugerville, TX	4.0	2.5	2170	$2,549	$1.17	43d	1	0.76mi
1713 Darjeeling Dr Pflugerville, TX	4.0	2.5	1909	$2,300	$1.20	14d	1	0.83mi
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
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
1112 Vanderbilt Cir Pflugerville, TX	4.0	2.0	2181	$2,300	$1.05	4d	1	0.96mi
309 Epiphany Ln Pflugerville, TX	3.0	2.5	1903	$1,950	$1.02	21d	1	0.98mi
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
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
14100 John Henry Faulk Dr Pflugerville, TX	3.0	1.0–2.5	1284	$2,604	$2.03	1d	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
917 Sebastian Bnd Unit B Pflugerville, TX	3.0	2.5	1476	$1,695	$1.15	43d	1	1.13mi
1041 Stacias Way Pflugerville, TX	3.0	2.5	1743	$2,035	$1.17	4d	1	1.15mi
16110 Fitchburg Cir Pflugerville, TX	3.0	2.0	1052	$1,600	$1.52	43d	1	1.15mi
1204 Sleepytime Trl Pflugerville, TX	3.0	2.0	1355	$1,800	$1.33	12d	1	1.17mi
15124 Katies Corner Ln Pflugerville, TX	4.0	3.0	2041	$2,300	$1.13	43d	1	1.18mi
1305 Caras Cv Pflugerville, TX	3.0	2.5	1595	$2,000	$1.25	23d	1	1.18mi
16701 N Heatherwilde Blvd Pflugerville, TX	2.0–4.0	2.0	1125	$2,124	$1.89	4d	26	1.22mi
16202 Edgerly Ct Pflugerville, TX	3.0	2.0	1187	$1,850	$1.56	4d	1	1.23mi
1901 Golden Sunrise Ln Pflugerville, TX	3.0	2.0	1346	$1,850	$1.37	43d	1	1.27mi

Listing history 14 events

1. 2026-06-18
   days on market $134,995 Active 65 DOM
2. 2026-06-17
   days on market $134,995 Active 64 DOM
3. 2026-06-16
   days on market $134,995 Active 63 DOM
4. 2026-06-15
   days on market $134,995 Active 62 DOM
5. 2026-06-13
   days on market $134,995 Active 60 DOM
6. 2026-06-09
   days on market $134,995 Active 56 DOM
7. 2026-06-08
   days on market $134,995 Active 55 DOM
8. 2026-06-07
   days on market $134,995 Active 54 DOM
9. 2026-06-05
   days on market $134,995 Active 51 DOM
10. 2026-06-03
    days on market $134,995 Active 50 DOM
11. 2026-06-02
    days on market $134,995 Active 49 DOM
12. 2026-06-01
    days on market $134,995 Active 48 DOM
13. 2026-05-31
    days on market $134,995 Active 47 DOM
14. 2026-04-14
    listed $134,995 Active 1518-char remark

    Show marketing remark (1518 chars)

    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. The expansive, open-concept living area serves as the heart of the home, while the smart "split-wing" design ensures everyone has their own space: Secluded Primary Suite Three Guest/Family Bedrooms Chef s Ready Kitchen: Comes fully equipped with all kitchen appliances included, a kitchen island with space for stools for breakfast and dining area. Ample Parking: Private 4-car parking capacity Life in Pflugerville: Connected & Convenient Location is everything, and this home puts you exactly where you want to be. You are less than 5 minutes from the Pflugerville Public Library, a local hub for community events, workshops, and early learning programs. Education at Your Doorstep: Forget the long morning commute. This home is within walking and biking distance of the local Elementary, Middle, and High Schools. Beyond the Backyard Our community is designed for those who love the outdoors. Beyond your own oversized lot, you ll enjoy: Active Living: Miles of interconnected hike-and-bike trails that weave through the cit

ⓘ 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: $26,045
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$3,927
• Taxable income: $7,689
• Est. tax owed @ 24.0%: −$1,845
• After-tax cash flow: $7,535/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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

1 event — show timeline

• 2026-04-14 Listed $134,995 Zillow