Built by a Property Owner,
Run by a Team That Answers
Blackbuck manages rentals across the suburbs north of Austin. It was founded by an investor who has owned and run rental property here since 2008 — and it is operated day to day by people you will know by name.
Why Blackbuck Exists
Our founder, Mark Omaswa, bought a first rental property in 2008 and spent the next eighteen years learning this business the expensive way — through turnovers, vacancies, repairs that arrived at the worst possible moment, and tenancies that looked fine on paper and were not.
More than 28 units later, one thing was clear: great property management is not collecting rent. It is protecting an investment, holding down the costs that quietly erode a return, and giving an owner enough confidence to stop checking.
Blackbuck was built to do that for other owners in the same market — Cedar Park, Leander, Round Rock, Pflugerville, Hutto and Georgetown — with an office in Cedar Park, inside the area we manage rather than an hour from it.
Our mission is simple: give owners the same care, discipline and attention we would expect if the property were our own.
"What would we do if this were our own investment?"
An Investor's Mindset
Every recommendation is guided by that question — tenant screening, pricing strategy, preventative maintenance, and whether a renewal is worth a concession to keep a good resident in place.
An unnecessary vacancy, a repair left to worsen or a weak tenant decision all land on your return, not ours. That is the discipline we were hired for, and the one we apply.
The People Behind Your Property
Blackbuck is run by a team of six. Operations, leasing and maintenance are each owned by a dedicated person once you are a client, and a two-person team fields every owner enquiry before that — so your property is never dependent on one individual, and you always know exactly whose desk your request landed on.
Jessica Mazzullo
Operations Manager
Runs the business day to day and is on the ground with both owners and residents. If you are an owner with Blackbuck, Jessica is the person you deal with most.
Mel Ngirnir
Assistant Property Manager
Coordinates leasing end to end — showings, applications, screening paperwork and lease execution — and carries the administrative load that keeps owner requests from sitting.
Marlon Dichoso
Maintenance Coordinator
Owns every work order from the moment a resident reports it: triage, vendor dispatch, follow-through and documentation, so nothing stalls half-finished.
Vanessa Arzaga
Sales & Marketing Manager
Leads the team that speaks with owners considering Blackbuck — inbound enquiries and outbound calls and texts alike. She answers your questions, learns your timeline, property and what is prompting the move, and books you in with a licensed agent for the real conversation.
Roland Martin Agramon
Sales & Marketing Specialist
Speaks with owners considering Blackbuck — returning website enquiries, working calls and texts, and following up on earlier conversations. He gets a clear picture of your property and timeline, then books you in with a licensed agent to take it further.
Mark Omaswa
Founder
Sets the standard the company is run to and builds the systems behind it. A real estate investor since 2008 and a Computer Engineer by training — the two reasons Blackbuck operates the way it does.
No Queue, No Call Centre
Every part of managing your property has a specific person responsible for it. Here is who owns what.
Not sure who you need? Call (512) 200-2026 and we will route it.
You will not find client reviews here.
What you will find is the team above, and an owner who has done this at personal risk since 2008.
Here is the honest position. Blackbuck has managed only our own rentals so far — 28-plus units, bought and run at our own risk. We have no owner testimonials to show you, because you would be among the first outside owners we take on.
We could have written this page to imply otherwise. Instead: we have only ever managed property we were willing to own, because until now it was property we did own. If that reads as a reason to wait, we understand. If it reads as the difference between an owner-operator and being account number 400 somewhere else, let's talk.
And if we turn out to be wrong for you, you are not stuck with us. Management is month to month — no fixed term, no termination fee, cancel with 30 days' written notice. Going first should not cost you the ability to change your mind.
What Happens When It Goes Wrong
Any manager looks competent in a month where the rent lands and nothing breaks. The month that tells you who you hired is the other one. Here is what we actually do.
A resident stops paying
We catch it at the ledger, not at the eviction. Late notices go out on the lease schedule, and accounts heading the wrong way are flagged early. If it does not resolve, we escalate the way Texas law requires — written notice to vacate, then a forcible detainer suit in the justice court. Eviction coordination is included in your monthly fee; court, service and attorney costs pass through at cost.
Something breaks at 2am
No heat, no water, no cooling in a Central Texas summer, a gas smell, an active leak — habitability and safety are covered around the clock. Everything else is triaged within one business day. You set the spending threshold above which we call you first, so you are never surprised by an invoice and never woken for a dripping tap.
A deposit is disputed
Deposit disputes are won at move-in, not at move-out. Every inspection produces timestamped photographs and a written condition report, stored permanently in your owner portal. When a deduction is questioned, the evidence already exists and is dated — which is the difference between a negotiation and a documented position.
Opportunities, Not Stress
Owning rental property should create opportunities, not a second job. These are the standards we hold ourselves to — specific enough that you can tell when we miss.
Owner replies
Every owner enquiry answered within one business day. Not "as soon as we can".
Your disbursement
Funds and an itemised statement every month, on a date you can plan around.
Emergency cover
Anything affecting habitability is covered around the clock; routine requests are triaged within one business day.
Tenant screening
Credit, background, eviction history and income verification — every applicant measured against the same written criteria.
Your commitment
No fixed term and no termination fee. Cancel with 30 days' written notice. You are never locked into us while you decide whether we are any good.
Setup fees
No onboarding charge, no account opening fee, no cost to start.
Run Like a System, Not a Shoebox
Our founder is a Computer Engineer by training, and it shows in how the company is built. Owner statements, lease execution, maintenance tracking and year-end tax documents run on software rather than memory — so the thing that gets forgotten at most management companies is the thing that cannot be forgotten here.
You get a live owner portal with every statement, invoice and lease document in one place. The systems are not the service — they are what let six people deliver it consistently instead of heroically.
Every Fee, Published
This is the whole schedule. There is no onboarding charge and no fee that appears only after you sign.
What You Pay
Three Things You Never Pay
And the One Percentage
On a $400 repair that's $40. On a $12,000 roof it's $250, not $1,200.
Month to month. No fixed term and no termination fee — cancel with 30 days' written notice.
Flat $100 monthly management, any rent, no tiers. Leasing is $1,200 flat. Lease renewal is $200 and includes one mid-tenancy inspection. Repair coordination is 10% of the vendor invoice, capped at $250 per job. Home-warranty and insurance claims carry no fee. Inspections are $100, with move-in and move-out performed as standard. Tenants pay a one-time $150 lease administration fee at signing and an application fee — there is no recurring monthly resident fee.
TREC licence #9016607-BB
What Owners Ask Us
Who actually manages my property day to day?
Jessica Mazzullo, our Operations Manager, runs the business day to day and is the person owners deal with most — on the ground with both owners and residents. Leasing and maintenance each have a dedicated person as well, and a two-person team fields every enquiry from owners considering us — so your request goes to whoever owns that job rather than into a general queue.
How many properties does Blackbuck manage?
Our founder has personally owned and managed more than 28 rental units since 2008. We have not yet taken on outside owners, so if you hire us you would be among the first. We would rather tell you that than have you find it out later.
You are a new company. Why should I trust you with my property?
The company is new; the experience is not. Blackbuck was built on eighteen years of owning and running rentals in Texas with our own money, through turnovers, evictions, bad tenancies and several market cycles. The team that runs it does this full time, with dedicated people for operations, leasing and maintenance, and a two-person team handling every owner enquiry.
What happens to service quality as you take on more owners?
This is the reason the company is staffed by function rather than run by one person juggling everything. Operations, leasing coordination and maintenance are already separate jobs held by separate people, and a dedicated pair fields new-owner enquiries — the structure that has to exist before growth, not after it.
I already have a property manager. How hard is it to switch?
Easier than most owners expect, and it does not have to wait for the lease to end. Start with your current agreement — check the termination clause, since most require written notice and many run 30 days. From there the move is a handover: the lease and any addenda, the security deposit, the payment ledger, keys and access codes, warranty and vendor information, and the residents being told where rent goes from now on. The tenancy itself is unaffected — your residents keep the lease they signed. Send us your current agreement and we will tell you what the notice period actually requires before you commit to anything.
Are you licensed?
Yes. Texas requires a real estate broker's licence to manage rental property for someone else, and plenty of people manage without one. We hold TREC broker company licence #9016607-BB, issued to Blackbuck PM TX LLC and active. Note the name: the licence is held by Blackbuck PM TX LLC, which is the legal entity behind the Blackbuck Property Management trading name — search the licence number in TREC's public database rather than the trading name and it will come straight up.
What happens if a resident stops paying, or something breaks at 2am?
Late notices go out on the lease schedule and accounts heading toward trouble are flagged early; if it does not resolve, we escalate along the path Texas law requires — written notice to vacate, then a forcible detainer suit in the justice court. Eviction coordination is included in the monthly fee, with court, service and attorney costs passed through at cost. For maintenance, habitability and safety issues are covered 24/7 and everything else is triaged within one business day, with a spending threshold you set above which we call you before authorising work.
Am I locked into a long contract?
No. Management runs month to month with no fixed term — you can end it with 30 days' written notice, at any point, with no termination fee and no penalty for leaving early. There is a written management agreement, since Texas requires one for a broker managing property on your behalf, but it does not tie you to a minimum period. We would rather earn the next month than hold you to a year of them, and with no client reviews to point to yet, being easy to leave is the fairest offer we can make.
Where do you manage properties?
We serve six suburbs north of Austin: Cedar Park, Leander, Round Rock, Pflugerville, Hutto and Georgetown. Our office is in Cedar Park, which is inside the area we manage rather than an hour from it.
What does management cost?
A flat $100 a month, any rent, with no tiers and no setup fee. Tenant placement is $1,200, lease renewals are $200 and include a mid-tenancy inspection, inspections are $100 each, and repair coordination is 10% of the vendor invoice capped at $250 per job. The full schedule is published on the site, and nothing appears on your statement that is not on it.
Start With the Numbers
Before you commit to anything, find out what your property should actually be earning. Send us the address and we will put together a free rental analysis — comparable rentals nearby, a realistic rent range, and what that means for your return. No cost, no obligation, and yours to keep whether you hire us or not.
Whether you own your first rental home or a growing portfolio, the goal is the same: treat your property with the care, attention and financial discipline we expect for our own.