7601 Daffan Lane #328 Plan · Austin, TX 78724

$104,995

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 15 Days on market

Good condition $78/sqft · 57% 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 +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +2.6/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautiful, brand-new 3-bedroom, 2-bath manufactured home designed with comfort and style in mind. Step inside and you ll immediately notice the tall ceilings that create an open, airy feel throughout the space, complemented by durable vinyl flooring that flows seamlessly from room to room. The spacious living area is perfect for relaxing or entertaining, while the modern kitchen serves as the heart of the home featuring a large center island, ample cabinet space, and plenty of room for meal prep and gathering with family and friends. The primary suite offers a private retreat with a full en-suite bathroom, while two additional bedrooms provide flexibility for family, gu

Key facts

• Large center island
• Tall ceilings
• Ample cabinet space

Tags

• TALL CEILINGS
• DURABLE VINYL FLOORING
• MODERN KITCHEN
• LARGE CENTER ISLAND
• AMPLE CABINET SPACE
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 1.8% in Austin — 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 82/100 on livability (#16 in TX, #1,208 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D, crime F.
• Manor ISD (rural): math 18% / reading 26% proficiency, ranked #729 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 176 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $726 of loan paydown is wiped out by about $3k 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 + 0.3% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($103k) 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 $103,420 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. 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.
4. 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.
5. 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: 1.60% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.63%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $244,565
• List price: $104,995
• Delta: -57.07%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.58×
• Total profit: $16,924
• Equity at exit: $15,655

10-year hold

• IRR: 21.4%
• Equity multiple: 2.59×
• Total profit: $46,785
• Equity at exit: $9,078

Cash invested: $29,399 (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 78724

• Home prices YoY: -13.1%
• Rents YoY: 0.3%
• Active inventory: 176
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $603

Break-even live

Break-even rent $918

Max offer price $104,995

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: $26,249
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7506 Walnut Creek Hike and Bike Trl Austin, TX	3.0	2.0	1456	$1,249	$0.86	44d	1	0.05mi
7400 Daffan Ln Unit 7433 Austin, TX	3.0	2.0	1300	$1,681	$1.29	3d	1	0.14mi
7400 Daffan Ln Unit 7457 Austin, TX	2.0	2.0	1050	$1,381	$1.32	3d	1	0.14mi
7601 Daffan Ln Austin, TX	3.0–4.0	2.0	1400	$1,449	$1.03	4d	1	0.24mi
7601 Daffan Ln Unit 711 Austin, TX	3.0	2.0	1568	$1,763	$1.12	18d	1	0.37mi
9000 Decker Ln Austin, TX	2.0–4.0	2.0	1180	$1,349	$1.14	2d	1	0.49mi
8000 Decker Ln Unit 8033 Austin, TX	3.0	2.0	1227	$1,763	$1.44	3d	1	0.60mi
8000 Decker Ln Unit 8057 Austin, TX	2.0	2.0	1087	$1,530	$1.41	3d	1	0.60mi
7512 Daves Landing Dr Austin, TX	3.0	2.0	1366	$2,200	$1.61	24d	1	0.78mi
8025 City Top Blvd Austin, TX	3.0	2.0	1472	$2,300	$1.56	24d	1	0.84mi
7717 Lowenfield Dr Austin, TX	3.0	2.0	1516	$2,270	$1.50	24d	1	0.86mi
8340 Mimi Ln Austin, TX	3.0	2.5	1811	$2,700	$1.49	4d	1	0.96mi
8721 Eastern Heights Blvd Unit 8778 Austin, TX	2.0	2.0	1025	$1,481	$1.44	3d	1	1.05mi
8721 Eastern Heights Blvd Austin, TX	2.0	2.0	1028	$1,299	$1.26	44d	1	1.06mi
8707 Karling Dr Austin, TX	3.0	2.0	1296	$1,058	$0.82	44d	1	1.13mi
8712 Old Manor Rd Austin, TX	1.0–4.0	1.0–2.0	1073	$1,449	$1.35	24d	1	1.16mi
7320 Muffin Dr Austin, TX	3.0	2.0	1499	$2,045	$1.36	15d	1	1.25mi
6809 Jaired Dr Austin, TX	3.0	2.0	1162	$1,900	$1.64	44d	1	1.29mi
7120 Carwill Dr Austin, TX	3.0	2.0	1500	$2,000	$1.33	15d	1	1.36mi
7000 Decker Ln Austin, TX	1.0–4.0	1.0–2.0	955	$1,626	$1.70	3d	19	1.40mi
7106 Colony Park Dr Austin, TX	3.0	2.0	1039	$2,150	$2.07	4d	1	1.40mi
7009 Zachary Dr Austin, TX	3.0	2.0	1827	$2,900	$1.59	18d	1	1.50mi

Listing history 1 events

1. 2026-05-11
   listed $104,995 Active 967-char remark

ⓘ 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 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,186
• − Mortgage interest: −$5,881
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$3,054
• Taxable income: $5,921
• Est. tax owed @ 24.0%: −$1,421
• After-tax cash flow: $5,819/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 · 10 photos

Good 80/100 Cosmetic rehab

This brand-new 3-bedroom, 2-bath manufactured home is in excellent condition with modern finishes and durable materials. It is move-in ready and has the potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting — Neutral paint color could be refreshed to enhance curb appeal and interior aesthetics
• Both Lighting — Adding modern lighting fixtures can improve the ambiance and increase the home's value
• Both Decor — Adding decor can make the home more inviting and visually appealing
• Both Landscaping — Landscaping can enhance curb appeal and increase the home's value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Neutral paint color could be refreshed to enhance curb appeal and interior aesthetics ↑
• Both Lighting — Adding modern lighting fixtures can improve the ambiance and increase the home's value ↑
• Both Decor — Adding decor can make the home more inviting and visually appealing ↑
• Both Landscaping — Landscaping can enhance curb appeal and increase the home's 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: Manor ISD
• NCES district ID: 4828890
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $56,255
• Composite: 20.14/100
• National rank: #8641
• State rank: #729 of 826 in TX

Livability — Austin

• Score: 82/100
• State rank: #16
• US rank: #1208

Category grades

Amenities A+ Commute A+ Cost of living D Crime F Employment A+ Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Travis County · 1,299,254 people
• City population: 1,066,854
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 31,103
• Household income: $77,926
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 873.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 30% Black 15% White 15% Asian 3%
• Hispanic origin (detail): Mexican 54% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 2% Lithuanian 1%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 48% English-only · Spanish 48% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -42.92%
• Current HPI: 284.1007
• Rent YoY: ▲ 0.26%
• 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