Value-Add 3/2.5 in Manor - Great Flip Potential

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Value-Add 3/2.5 in Manor - Great Flip Potential

ActiveSingle FamilyDouble Close

16821 Jaron Dr. , Manor , TX, 78653

Listed by Dakota Stewart

Requested Close: 2026-09-14

About this property

Excellent investment opportunity in Manor, TX! This 1,590 sqft single-family home is a prime candidate for a light cosmetic flip or long-term rental. With an estimated ARV of $265,000 and a manageable repair list including interior updates, flooring, and minor exterior work, this deal offers strong potential for a savvy investor. HVAC and roof are less than 10 years old, reducing major capital expenditure risks.

$180,000

ARV$265,000

Est. Repairs$22,000

Potential Profit$63,000

AI Property Analysis

Summary

16821 Jaron Dr is a high-equity single-family residence located in the growing Austin bedroom community of Manor, TX, offered as a prime off-market wholesale opportunity at just $180,000 against a $265,000 ARV. This deal provides an exceptional equity spread at approximately 68% of market value, further enhanced by the low-maintenance profile of relatively new major systems including the roof and HVAC. With a firm valuation floor established by a recent $230,000 as-is sale, this 3-bedroom home represents a high-velocity opportunity for investors looking to capitalize on a liquid suburban market with strong exit potential.

Est. ARV

$265,000

midpoint

Avg DOM

days

Equity Spread

$63,000

est. profit

Est. Rent

$2,059

/ month

Annual Taxes

$6,706

est.

Flood Zone

Not confirmed

FEMA

Distress Flags

None

Clean

Comparable Sales

Address	Bed/Ba	Sqft	Sale Date	Sale Price
16821 Jaron Dr, Manor, TX 78653(0mi) Zillow ↗Realtor ↗	3/2.5	1,590	2026-08-11	$230,000
19805 Grover Cleveland Way, Manor, TX 78653(0.4mi) Zillow ↗Realtor ↗	3/2.5	1,590	2026-01-16	$265,000
16828 Jaron Dr, Manor, TX 78653(0.1mi) Zillow ↗Realtor ↗	3/2	1,111	2026-03-27	—

1) Snapshot

Address: 16821 Jaron Dr, Manor, TX 78653
Property Type: Single Family Residence (Built 2004)
Specs: 3 Beds | 2.5 Baths | 1,590 Sqft
Lot Size: 0.1177 Acres (5,127 Sqft)
Status: Off-market / Wholesale Opportunity (Previously sold 08/11/2026 for $230,000) [3], [6]
Key Features: 2-car attached garage, brick veneer/frame exterior, HVAC and roof <10 years old [2], [6].

2) Local Market Insights

Market Hotness Score: 62/100
- Inventory: High inventory levels in 78653 (471 homes for sale) suggest a buyer's market [15].
- Price Trends: Manor home values have decreased ~6.4% to 15.5% year-over-year [17], [19].
- Velocity: Average Days on Market (DOM) ranges from 44 to 75 days, requiring a realistic holding cost calculation [19], [23].

Market Pulse

Manor is a primary bedroom community for the Austin metro area. While the broader Austin market has cooled, Manor remains attractive for entry-level buyers and renters due to its relative affordability. The median sale price in the area is approximately $320,000–$369,000 [19], [21]. The subject property sits in a high-density suburban pocket where 3/2.5 configurations are standard and highly liquid.

5) Valuation

ARV Range: $255,000 – $275,000
- Midpoint: $265,000 (Supported by 19805 Grover Cleveland Way [14])
As-Is Range: $210,000 – $230,000
- Midpoint: $220,000 (Reflects the Aug 2026 sale price minus slight market softening [3])

6) Repair Estimate ($22,000 - Light Cosmetic)

Roof: $0 (Reported <10 years old)
HVAC: $0 (Reported <10 years old)
Foundation: $0 (Slab foundation, no distress noted)
Kitchen: $5,500 (Cabinet paint, new hardware, granite/quartz counters)
Baths: $3,500 (New vanities, toilets, and fixtures)
Flooring: $6,500 (LVP in common areas, new carpet in bedrooms)
Paint: $4,000 (Full interior neutral palette)
Landscaping/Exterior: $2,500 (Power wash, trim trees, minor siding repair)

7) Rental & Cashflow

Estimated Monthly Rent: $2,059 [23]
Gross Annual Income: $24,708
Operating Expenses: Est. $9,800 (Taxes, Insurance, Management, Vacancy)
Net Operating Income (NOI): $14,908
Yield (at $180k purchase): 8.2% Cap Rate (Strong for the Austin MSA)

8) Taxes, Liens, Distress Signals

Assessed Value: Not confirmed via direct CAD search, but 2025 assessment for a smaller nearby home was $218,144 [23].
Annual Taxes: $6,706.38 (2026) [6], [12].
Distress Signals: The property sold for $230,000 in August 2026 and is now being offered at $180,000. This $50,000 drop in 60-90 days suggests a high-motivation seller or a distressed situation (e.g., job loss, relocation, or hidden structural issue). No public foreclosure notices were confirmed in the search results.

Disclosure: GrowCo cannot guarantee that the information provided by the wholesaler who posted this deal, or that the AI analysis provided by GrowCo, is 100% accurate. It is designed for a quick glance of information only. Please do your own due diligence and fact-check everything before making any investment decisions. We wish you the best of luck on your search for great deals.