11625 Dog Rose · Converse, TX 78109

$184,999

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 24 Days on market

Built 2024 Good condition 4,181 sqft lot 2-car garage $137/sqft · at area comps Est $194k · at est. $69/mo HOA · 4% of rent

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Why this score? — see what drove the D- 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 +10.2/30.0
• ARV discount +9.6/15.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• DSCR +2.9/10.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Located on a cul-de-sac street, this move-in-ready, single-story home features 3 bedrooms, 2 bathrooms, and an attached 2-car garage with driveway parking. Built in 2024, the Lennar Gerson plan presents a clean exterior with neutral siding and a covered front entry. Inside, the thoughtfully designed layout offers abundant natural light and comfortable spaces for everyday living. The open-concept design connects the kitchen, dining area, and living room, creating an inviting setting for gathering and entertaining.

Key facts

• Open-concept design
• Clean exterior
• Cul-de-sac street

Tags

• CUL-DE-SAC STREET
• CLEAN EXTERIOR
• COVERED FRONT ENTRY
• ABUNDANT NATURAL LIGHT
• OPEN-CONCEPT DESIGN
• HARD-SURFACE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (9.7% below list).
• Recommended offer: $166k (10.0% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 4.4% in Converse — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#649 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime C-, amenities F, commute F.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tradition El (math 25% / reading 32%, grade F, #2,706 of 4,322 statewide, top 63%, 993 students, 51% FRL); East Central Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL).
• Market conditions: Rents soft (-1.1%/yr); 1757 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Recommended offer $166,440 (10.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 9.2

CMA / ARV

• ARV (median comp): $194,060
• List price: $184,999
• Delta: -4.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2126 French Rose	0.20mi	3/2.0	1,380 (+2%)	2mo	$186,749	$135	85
1941 Pasture Rose	0.13mi	3/2.0	1,411 (+4%)	2mo	$198,999	$141	84
2118 French Rose	0.22mi	3/2.0	1,380 (+2%)	3mo	$165,349	$120	84
1952 Pasture Rose	0.37mi	3/2.0	1,402 (+4%)	1mo	$197,999	$141	76
11507 Field Briar	0.16mi	3/2.0	1,200 (-11%)	2mo	$145,000	$121	72
2101 French Rose	0.21mi	4/2.0 (+1)	1,483 (+10%)	1mo	$200,999	$136	68
11581 Cinnamon Rose	0.18mi	4/2.0 (+1)	1,500 (+11%)	2mo	$173,449	$116	67
11569 Cinnamon Rose	0.17mi	4/2.0 (+1)	1,500 (+11%)	3mo	$171,999	$115	66
11331 Evergreen Rose	0.26mi	4/2.0 (+1)	1,483 (+10%)	1mo	$201,999	$136	66
2122 French Rose	0.21mi	4/2.0 (+1)	1,500 (+11%)	3mo	$173,999	$116	64
11311 Evergreen Rose	0.26mi	4/2.0 (+1)	1,500 (+11%)	2mo	$172,099	$115	63
11120 Prairie Lndg	0.72mi	3/2.0	1,213 (-10%)	3mo	$189,990	$157	47

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: -24.1%
• Equity multiple: 0.20×
• Total profit: $-41,450
• Equity at exit: $27,584

10-year hold

• IRR: -33.2%
• Equity multiple: -0.22×
• Total profit: $-63,164
• Equity at exit: $15,995

Cash invested: $51,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 49 active · 25 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $242,499 ($165/sqft)
• Median days on market: 316 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -12.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78109

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1757
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$970
• Tax from tax record: −$309 /mo · $3,705/yr
• Insurance: −$77
• HOA: −$69
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-105

Break-even live

Break-even rent $1,804

Max offer price $166,440

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-53	+0% $-105	+5% $-157	+10% $-210
Rent	-10% $-237	-5% $-171	+0% $-105	+5% $-39	+10% $27
Rate	-1.0pp $-12	-0.5pp $-58	base $-105	+0.5pp $-153	+1.0pp $-202

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: $46,250
• Closing costs: $5,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11602 Dog Rose Converse, TX	3.0	2.0	1354	$1,650	$1.22	119d	1	0.03mi
11507 Field Briar Converse, TX	3.0	2.0	1200	$1,450	$1.21	10d	1	0.05mi
11653 Dog Rose Converse, TX	4.0	2.0	1483	$1,449	$0.98	10d	1	0.06mi
11559 Field Briar Converse, TX	3.0	2.0	1380	$1,395	$1.01	10d	1	0.06mi
2235 Camellia Rose Converse, TX	4.0	2.0	1500	$1,450	$0.97	6d	1	0.13mi
11327 Evergreen Rose Converse, TX	4.0	2.5	1802	$1,500	$0.83	10d	1	0.25mi
11767 Arctic Rose Converse, TX	3.0	2.0	1450	$1,500	$1.03	24d	1	0.27mi
1937 Pasture Rose Converse, TX	4.0	2.0	1575	$1,545	$0.98	29d	1	0.36mi
11221 Hollinger Cir Converse, TX	3.0	2.5	1788	$1,900	$1.06	10d	1	0.69mi
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	119d	1	0.75mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	97d	1	0.77mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	117d	1	0.77mi
11131 Hollinger Cir Converse, TX	3.0	2.5	1628	$2,300	$1.41	84d	1	0.78mi
4611 E 1604 N Converse, TX	1.0–4.0	1.0–2.0	990	$1,262	$1.27	0d	1	0.86mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,102	$1.21	0d	1	0.86mi
11046 Eyelet Hbr Converse, TX	3.0	2.0	1525	$1,750	$1.15	119d	1	0.88mi
2822 Praline Fry Converse, TX	3.0	2.0	1525	$1,770	$1.16	67d	1	0.92mi
2818 Praline Fry Converse, TX	3.0	2.5	1428	$1,500	$1.05	84d	1	0.92mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	139d	1	0.94mi
11030 Yonder Flts Converse, TX	3.0	2.5	1428	$1,500	$1.05	100d	1	0.98mi
11026 Yonder Flts Converse, TX	3.0	2.0	1525	$1,725	$1.13	74d	1	0.99mi
2927 Citron Gdn Converse, TX	3.0	2.5	1428	$1,565	$1.10	6d	1	1.02mi
2927 Citron Gdn Converse, TX	3.0	2.5	1428	$1,565	$1.10	7d	1	1.02mi
10922 Chatham Ct Converse, TX	3.0	2.0	1525	$1,635	$1.07	24d	1	1.03mi
2939 Gastonian Ml Converse, TX	3.0	2.0	1525	$1,495	$0.98	139d	1	1.06mi
2815 Armaan WAY Converse, TX	3.0	2.5	1401	$1,495	$1.07	56d	1	1.21mi
3130 Jackson Smt Converse, TX	3.0	2.5	1428	$1,885	$1.32	100d	1	1.23mi
3055 Jackson Smt Converse, TX	3.0	2.0	1525	$1,595	$1.05	139d	1	1.25mi
3318 Carducci Dr Converse, TX	3.0	2.0	1276	$1,800	$1.41	139d	1	1.29mi
3306 Carducci Dr Converse, TX	3.0	2.0	1450	$1,425	$0.98	24d	1	1.29mi
10690 Pablo Way Converse, TX	3.0	2.0	1207	$1,600	$1.33	88d	1	1.32mi
10838 Hernando Ct Converse, TX	4.0	2.0	1666	$1,965	$1.18	10d	1	1.32mi
10803 Prusiner Dr Converse, TX	3.0	2.0	1450	$1,410	$0.97	119d	1	1.32mi
10803 Prusiner Dr Converse, TX	3.0	2.0	1440	$1,476	$1.02	117d	1	1.32mi
10799 Prusiner Dr Converse, TX	4.0	2.0	1625	$1,625	$1.00	24d	1	1.33mi
10619 McClintock Dr Converse, TX	4.0	2.0	1627	$1,751	$1.08	4d	1	1.35mi
3642 Georgia Trce Converse, TX	3.0	2.0	1264	$1,500	$1.19	64d	1	1.36mi
3642 Georgia Trce Converse, TX	3.0	2.0	1264	$1,400	$1.11	29d	1	1.36mi
2843 Elion Dr Converse, TX	3.0	2.0	1276	$1,425	$1.12	63d	1	1.36mi
10610 Varmus Dr Converse, TX	4.0	2.0	1627	$1,536	$0.94	4d	1	1.36mi

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Mandatory HOAHOA dues $275 annuallyAssociation transfer fee $275Subdivision: ROSE VALLEY

Exterior

• Parking: 2-car garage
• Utilities: Sewer system
• Home design: Pre-owned home built by LennarApproximately 2 years oldSlab entry (no steps)
• Construction: Slab foundationComposition roof
• Exterior features: Cement fiber exterior

Interior

• Kitchen: Gas cookingStove/RangeRefrigerator
• Bedrooms: Master bedroom on lower level with walk-in closetSecond bedroomThird bedroom
• Flooring: CarpetingVinyl flooring
• Bathrooms: Two full bathroomsMaster bath with shower only and single vanity
• Heating & cooling: Central heatingElectric and natural gas heatCentral air conditioning
• Interior features: Open floor plan with living/dining room combinationGround level / no stepsHigh-speed internet availableLaundry roomAll window coverings remain
• Laundry & utility: Washer connectionDryer connection

Listing history 29 events

1. 2026-09-24
   days on market $184,999 Active 24 DOM
2. 2026-09-23
   days on market $184,999 Active 23 DOM
3. 2026-09-22
   days on market $184,999 Active 22 DOM
4. 2026-09-21
   days on market $184,999 Active 21 DOM
5. 2026-09-20
   days on market $184,999 Active 20 DOM
6. 2026-09-19
   days on market $184,999 Active 19 DOM
7. 2026-09-18
   days on market $184,999 Active 18 DOM
8. 2026-09-17
   days on market $184,999 Active 17 DOM
9. 2026-09-16
   days on market $184,999 Active 16 DOM
10. 2026-09-15
    days on market $184,999 Active 15 DOM
11. 2026-09-14
    days on market $184,999 Active 14 DOM
12. 2026-09-13
    days on market $184,999 Active 13 DOM
13. 2026-09-12
    days on market $184,999 Active 12 DOM
14. 2026-09-11
    statusdays on market $184,999 Active 11 DOM
15. 2026-09-05
    days on market $184,999 New 5 DOM
16. 2026-09-04
    days on market $184,999 New 4 DOM
17. 2026-09-03
    days on market $184,999 New 3 DOM
18. 2026-08-31
    pricestatusdays on marketlisting id $184,999 New 1 DOM
19. 2026-06-13
    days on market $199,500 Price Change 56 DOM
20. 2026-06-10
    pricestatus $199,500 Price Change 52 DOM
21. 2026-06-09
    days on market $205,000 Active 52 DOM
22. 2026-06-08
    days on market $205,000 Active 51 DOM
23. 2026-06-07
    days on market $205,000 Active 50 DOM
24. 2026-06-04
    days on market $205,000 Active 47 DOM
25. 2026-06-03
    days on market $205,000 Active 46 DOM
26. 2026-06-02
    days on market $205,000 Active 45 DOM
27. 2026-06-01
    days on market $205,000 Active 44 DOM
28. 2026-05-31
    days on market $205,000 Active 43 DOM
29. 2026-04-18
    listed $205,000 New 845-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,705 · $309/mo
• Projected year-2 tax: $3,705 · $309/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,049
• − Mortgage interest: −$10,363
• − Property taxes: −$3,705
• − Insurance: −$925
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − HOA: −$828
• − Depreciation: −$5,382
• Taxable loss: −$4,361
• Est. tax savings @ 24.0%: +$1,047
• After-tax cash flow: $-214/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 · 12 photos

Good 80/100 None rehab

This single-story home is in excellent condition with a modern design and well-maintained exterior. It offers a good balance of comfort and functionality, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can improve convenience and attract tech-savvy buyers/renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Tradition El F TX #2,706/4,322 Nat'l #28,012/41,679 Middle East Central Heritage Middle F TX #1,478/1,662 Nat'l #12,017/14,009 High East Central H S F TX #1,264/1,632 Nat'l #12,478/17,239

Schools (NCES district)

• District: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 of 826 in TX

C Composite livability gradescore 66/100

Livability — Converse

• Score: 66/100
• State rank: #649
• US rank: #12250

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bexar County · 2,336,851 people
• City population: 63,067
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 63,067
• Household income: $91,320
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 16% of renters

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Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 1%

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Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.02%
• Current HPI: 236.4923
• Rent YoY: ▼ -1.08%
• Metro: San Antonio-New Braunfels, 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: Down payment resources available
• HOA & community: Mandatory HOAHOA dues $275 annuallyAssociation transfer fee $275Subdivision: ROSE VALLEY

Exterior

• Parking: 2-car garage
• Utilities: Sewer system
• Home design: Pre-owned home built by LennarApproximately 2 years oldSlab entry (no steps)
• Construction: Slab foundationComposition roof
• Exterior features: Cement fiber exterior

Interior

• Kitchen: Gas cookingStove/RangeRefrigerator
• Bedrooms: Master bedroom on lower level with walk-in closetSecond bedroomThird bedroom
• Flooring: CarpetingVinyl flooring
• Bathrooms: Two full bathroomsMaster bath with shower only and single vanity
• Heating & cooling: Central heatingElectric and natural gas heatCentral air conditioning
• Interior features: Open floor plan with living/dining room combinationGround level / no stepsHigh-speed internet availableLaundry roomAll window coverings remain
• Laundry & utility: Washer connectionDryer connection

Property tax history

+817.2%/yr

Latest (2025): $3,705 · +817.2% YoY. Source: county tax records.