5006 Cedar Sage · Converse, TX 78109

$171,369

3 bd · 2.5 ba · 1,360 sqft · SingleFamily · 506 Days on market

Built 2024 Good condition 4,791 sqft lot $126/sqft · at area comps Est $175k · at est. $56/mo HOA · 3% of rent ↓ 15% since listing

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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 +15.7/30.0
• ARV discount +8.4/15.0
• DSCR +4.9/10.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Pima - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner's suite, which features a restful bedroom, en-suite bathroom and generous walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• En suite bathroom
• Open floorplan
• Walk in closet

Tags

• OPEN FLOORPLAN
• CHEF INSPIRED KITCHEN
• EN SUITE BATHROOM
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $171k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $77 ($919/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (2.7% below list).
• Recommended offer: $151k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.4% in Converse — 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 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: 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); 1440 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 $5k 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 506 days — a 12% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $150,804 (12.0% below list)

Questions for the listing agent

1. It's been on market 506 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 8.6

CMA / ARV

• ARV (median comp): $174,783
• List price: $171,369
• Delta: -1.95%
• 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
4917 Winecup Cv	0.13mi	3/2.5	1,360 (0%)	0mo	$181,999	$134	94
4941 Winecup Cv	0.12mi	3/2.5	1,360 (0%)	1mo	$160,999	$118	94
4957 Winecup Cv	0.11mi	3/2.5	1,360 (0%)	2mo	$160,999	$118	94
4925 Winecup Cv	0.12mi	3/2.5	1,360 (0%)	1mo	$160,999	$118	93
4933 Winecup Cv	0.12mi	3/2.5	1,360 (0%)	2mo	$183,999	$135	93
4949 Winecup Cv	0.11mi	3/2.5	1,360 (0%)	2mo	$160,999	$118	93
11942 Spiderwort Rdg	0.17mi	3/2.5	1,189 (-13%)	2mo	$163,999	$138	69
4945 Winecup Cv	0.11mi	4/2.5 (+1)	1,535 (+13%)	0mo	$175,249	$114	68
4929 Winecup Cv	0.12mi	4/2.5 (+1)	1,535 (+13%)	1mo	$195,999	$128	67
4961 Winecup Cv	0.10mi	4/2.5 (+1)	1,535 (+13%)	2mo	$199,999	$130	67
11922 Spiderwort Rdg	0.15mi	4/2.5 (+1)	1,535 (+13%)	2mo	$177,999	$116	64
11930 Spiderwort Rdg	0.16mi	4/2.5 (+1)	1,535 (+13%)	2mo	$172,999	$113	64

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: -16.8%
• Equity multiple: 0.42×
• Total profit: $-27,718
• Equity at exit: $25,552

10-year hold

• IRR: -15.7%
• Equity multiple: 0.24×
• Total profit: $-36,493
• Equity at exit: $14,817

Cash invested: $47,983 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 48 active · 44 under contract
• Months of supply: 5.1 mo (20%/mo absorbed)
• Median asking: $263,500 ($172/sqft)
• Median days on market: 123 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: -25.1% 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: 1440
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$899
• Tax est. 1.5%: −$214 /mo · $2,571/yr
• Insurance: −$71
• HOA: −$56
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $77

Break-even live

Break-even rent $1,570

Max offer price $171,369

Occupancy floor 90%

Sensitivity live

Price	-10% $195	-5% $136	+0% $77	+5% $17	+10% $-42
Rent	-10% $-55	-5% $11	+0% $77	+5% $142	+10% $208
Rate	-1.0pp $163	-0.5pp $120	base $77	+0.5pp $32	+1.0pp $-13

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: $42,842
• Closing costs: $5,141
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12003 Floral Blossom Converse, TX	3.0	2.5	1189	$1,550	$1.30	93d	1	0.07mi
4961 Winecup Cv Converse, TX	4.0	2.5	1535	$1,409	$0.92	24d	1	0.07mi
5014 Botanic Trl Converse, TX	3.0	2.5	1360	$1,500	$1.10	24d	1	0.08mi
4949 Winecup Cv Converse, TX	3.0	2.5	1360	$1,375	$1.01	22d	1	0.08mi
4906 Winecup Cv Converse, TX	3.0	2.5	1189	$1,350	$1.14	73d	1	0.09mi
12135 Floral Blossom Converse, TX	2.0	2.5	1015	$1,250	$1.23	47d	1	0.12mi
12135 Floral Blossom Converse, TX	2.0	2.5	1015	$1,250	$1.23	18d	1	0.12mi
11930 Spiderwort Rdg Converse, TX	4.0	3.0	1535	$2,450	$1.60	24d	1	0.13mi
11938 Spiderwort Rdg Converse, TX	3.0	2.5	1189	$1,500	$1.26	31d	1	0.13mi
4522 Meerkat Converse, TX	3.0	2.0	1489	$1,625	$1.09	34d	1	0.64mi
4918 Valenzuela Converse, TX	3.0–4.0	2.0–2.5	1719	$1,699	$0.99	9d	79	0.79mi
5240 Wild Boar Xing Converse, TX	4.0	2.0	1572	$2,100	$1.34	18d	1	0.94mi
3642 Georgia Trce Converse, TX	3.0	2.0	1264	$1,500	$1.19	18d	1	1.17mi
4250 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,699	$1.06	73d	1	1.21mi
10906 Airmen Dr Converse, TX	3.0	2.0	1535	$1,550	$1.01	52d	1	1.22mi
10827 Fox Trot Converse, TX	3.0	2.0	1650	$1,645	$1.00	69d	1	1.31mi
4150 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,750	$1.09	53d	1	1.32mi
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	73d	1	1.34mi
11131 Hollinger Cir Converse, TX	3.0	2.5	1628	$2,300	$1.41	38d	1	1.34mi
10818 Fox Trot Converse, TX	3.0	2.0	1465	$1,850	$1.26	34d	1	1.35mi
10818 Fox Trot Converse, TX	3.0	2.0	1465	$1,850	$1.26	53d	1	1.35mi
5424 Thyme Cor Saint Hedwig, TX	4.0	2.0	1667	$1,450	$0.87	69d	1	1.35mi
13015 Red Elks Lks Saint Hedwig, TX	3.0	2.0	1445	$1,650	$1.14	52d	1	1.37mi
13038 Candace Way Saint Hedwig, TX	3.0	2.5	1689	$1,600	$0.95	9d	1	1.38mi
12922 Sage Turn Saint Hedwig, TX	4.0	2.0	1667	$1,597	$0.96	73d	1	1.38mi
13121 Candace Way Converse, TX	3.0	2.5	1689	$1,655	$0.98	21d	1	1.38mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	51d	1	1.39mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	71d	1	1.39mi
4211 Asher Aly Saint Hedwig, TX	3.0	2.0	1248	$1,438	$1.15	52d	1	1.39mi
4127 Ivy Path Saint Hedwig, TX	3.0	2.0	1475	$1,650	$1.12	39d	1	1.39mi
3937 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	93d	1	1.42mi
13014 Candace Way Saint Hedwig, TX	3.0	2.5	1553	$1,645	$1.06	30d	1	1.42mi
13014 Candace Way Converse, TX	3.0	2.5	1553	$1,645	$1.06	40d	1	1.42mi
3933 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	73d	1	1.43mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	71d	1	1.43mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	38d	1	1.43mi
3932 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	42d	1	1.44mi
13005 Thyme Pass Saint Hedwig, TX	4.0	2.0	1668	$1,650	$0.99	34d	1	1.44mi
3925 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	93d	1	1.44mi
13005 Thyme Pass Saint Hedwig, TX	4.0	2.0	1668	$1,600	$0.96	9d	1	1.45mi

Listing history 50 events

1. 2026-08-08
   days on market $171,369 Active 506 DOM
2. 2026-08-06
   days on market $171,369 Active 504 DOM
3. 2026-08-05
   days on market $171,369 Active 503 DOM
4. 2026-08-04
   days on market $171,369 Active 502 DOM
5. 2026-08-03
   days on market $171,369 Active 501 DOM
6. 2026-07-31
   days on market $171,369 Active 498 DOM
7. 2026-07-30
   days on market $171,369 Active 496 DOM
8. 2026-07-28
   days on market $171,369 Active 495 DOM
9. 2026-07-26
   days on market $171,369 Active 493 DOM
10. 2026-07-24
    days on market $171,369 Active 491 DOM
11. 2026-07-23
    days on market $171,369 Active 490 DOM
12. 2026-07-22
    days on market $171,369 Active 489 DOM
13. 2026-07-21
    days on market $171,369 Active 488 DOM
14. 2026-07-20
    days on market $171,369 Active 487 DOM
15. 2026-07-18
    days on market $171,369 Active 485 DOM
16. 2026-07-18
    days on market $171,369 Active 484 DOM
17. 2026-07-16
    days on market $171,369 Active 483 DOM
18. 2026-07-15
    days on market $171,369 Active 482 DOM
19. 2026-07-14
    days on market $171,369 Active 481 DOM
20. 2026-07-13
    days on market $171,369 Active 480 DOM
21. 2026-07-13
    days on market $171,369 Active 479 DOM
22. 2026-07-11
    days on market $171,369 Active 478 DOM
23. 2026-07-10
    days on market $171,369 Active 477 DOM
24. 2026-07-09
    days on market $171,369 Active 476 DOM
25. 2026-07-07
    days on market $171,369 Active 474 DOM
26. 2026-07-06
    days on market $171,369 Active 473 DOM
27. 2026-07-05
    days on market $171,369 Active 472 DOM
28. 2026-07-03
    days on market $171,369 Active 470 DOM
29. 2026-07-02
    days on market $171,369 Active 469 DOM
30. 2026-07-01
    days on market $171,369 Active 468 DOM
31. 2026-06-30
    days on market $171,369 Active 467 DOM
32. 2026-06-29
    days on market $171,369 Active 466 DOM
33. 2026-06-28
    days on market $171,369 Active 465 DOM
34. 2026-06-27
    days on market $171,369 Active 464 DOM
35. 2026-06-26
    days on market $171,369 Active 463 DOM
36. 2026-06-24
    days on market $171,369 Active 461 DOM
37. 2026-06-22
    days on market $171,369 Active 459 DOM
38. 2026-06-21
    days on market $171,369 Active 458 DOM
39. 2026-06-18
    days on market $171,369 Active 455 DOM
40. 2026-06-17
    days on market $171,369 Active 454 DOM
41. 2026-06-16
    days on market $171,369 Active 453 DOM
42. 2026-06-15
    days on market $171,369 Active 452 DOM
43. 2026-06-13
    days on market $171,369 Active 450 DOM
44. 2026-06-09
    days on market $171,369 Active 446 DOM
45. 2026-06-08
    days on market $171,369 Active 445 DOM
46. 2026-06-07
    days on market $171,369 Active 444 DOM
47. 2026-06-04
    days on market $171,369 Active 441 DOM
48. 2026-06-03
    days on market $171,369 Active 440 DOM
49. 2026-06-02
    days on market $171,369 Active 439 DOM
50. 2026-06-01
    days on market $171,369 Active 438 DOM

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

Taxation est. · year 1

• Rental income: $20,003
• − Mortgage interest: −$9,599
• − Property taxes: −$2,571
• − Insurance: −$857
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − HOA: −$672
• − Depreciation: −$4,985
• Taxable loss: −$1,881
• Est. tax savings @ 24.0%: +$452
• After-tax cash flow: $1,370/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 two-story home is in good condition with a spacious open floorplan and modern finishes. It has the potential for minor updates to enhance its curb appeal and interior aesthetics, making it a great investment.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can improve the kitchen's functionality and appeal to potential buyers/tenants. ↑

F Composite school gradezoned avg 22/100

Zoned Schools

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

Price history

-15.0% since first listed

6 events — show timeline

• 2025-04-08 Price Changed $171,369 LERA
• 2025-04-05 Price Changed $176,369 LERA
• 2025-04-04 Relisted — LERA
• 2025-03-14 Pending — LERA
• 2025-03-13 Price Changed $159,087 LERA
• 2025-02-26 Listed $201,499 LERA