9220 Griffith Run · Converse, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 8/10 · Major
- Hot days now (above 108°F)
- 6 days/yr
- Hot days in 30 yrs
- 19 days/yr
Wind risk 8/10 · Major
- Chance of severe wind over 30 yrs
- 80.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the F 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).
- ARV discount +10.2/15.0
- Cash flow +6.3/30.0
- Condition / age +3.8/5.0
- Livability +3.3/5.0
- Schools +2.4/10.0
- 1% rule +2.3/10.0
- Rent growth +2.2/5.0
- DSCR +0.6/10.0
- Appreciation +0.0/10.0
$235,000
9220 Griffith Run · Converse, TX 78109
3 bd · 2.0 ba · 1,276 sqft · SingleFamily
public records
· 48 Days on market
Built 2020
5,009 sqft lot
2-car garage
$184/sqft
· 6% below area
Est $250k · 6% under
$39/mo HOA · 2% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
The Rundle from our Cottage Collection features an open concept living space with 3 bedrooms and 2 baths. The gorgeous kitchen overlooks the dining room and comes equipped with beautiful granite countertops. The Owner's Suite is nestled in the corner of the home and boasts a spacious Owner's Bath and massive walk-in closet. Towards the front of the home, two additional bedrooms share a second bathroom. A two-car garage completes this charming home. Estimated availability Dec 2020!
Key facts
- Spacious kitchen
- Private retreat
- Walk in closet
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $235k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-417 ($-5k/yr) — negative.
- To cash-flow at today's rent, offer at most $161k (31.4% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (27.4% below list).
- Recommended offer: $161k (31.4% below list) — sets the bar for cash-flow.
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 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $2k of loan paydown is wiped out by about $7k 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 48 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
Risks & watch-outs
- Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$161,255
(31.4% below list)
Questions for the listing agent
- 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?
- It's been on market 48 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.73% ✗
- Cap rate
- 4.16%
- Cash-on-cash
- -7.61%
- DSCR
- 0.66
- GRM
- 11.5
CMA / ARV
- ARV (median comp)
- $250,276
- List price
- $235,000
- Delta
- -6.10%
- 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 |
|---|---|---|---|---|---|---|---|
| 5111 Boiling Spgs | 0.07mi | 3/2.0 | 1,242 (-3%) | 8mo | $236,122 | $190 | 86 |
| 8930 Chili Bowl St | 0.10mi | 3/2.0 | 1,362 (+7%) | 3mo | $288,151 | $212 | 82 |
| 5134 Schaeffer Rdg | 0.31mi | 3/2.0 | 1,242 (-3%) | 3mo | $229,818 | $185 | 79 |
| 5118 Schaeffer Rdg | 0.29mi | 3/2.0 | 1,242 (-3%) | 5mo | $255,600 | $206 | 78 |
| 9427 Lochridge Pike | 0.45mi | 3/2.0 | 1,271 (-0%) | 4mo | $242,294 | $191 | 75 |
| 5142 Schaeffer Rdg | 0.31mi | 3/2.0 | 1,242 (-3%) | 9mo | $244,974 | $197 | 74 |
| 9552 Griffith Run | 0.24mi | 3/2.0 | 1,377 (+8%) | 3mo | $219,473 | $159 | 73 |
| 5127 Yarborough Cyn | 0.46mi | 3/2.0 | 1,271 (-0%) | 11mo | $249,217 | $196 | 69 |
| 9015 Little Hoss | 0.21mi | 3/2.0 | 1,450 (+14%) | 6mo | $215,000 | $148 | 63 |
| 5330 Hornbeck Hts | 0.19mi | 3/2.0 | 1,440 (+13%) | 10mo | $239,900 | $167 | 62 |
| 4114 Stanley Park | 0.64mi | 3/2.0 | 1,285 (+1%) | 12mo | $194,900 | $152 | 59 |
| 9264 Kilgore Dr | 0.61mi | 3/2.0 | 1,140 (-11%) | 0mo | $100,000 | $88 | 54 |
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
- -33.3%
- Equity multiple
- -0.06×
- Total profit
- $-69,555
- Equity at exit
- $35,039
10-year hold
- IRR
- -65.5%
- Equity multiple
- -0.73×
- Total profit
- $-113,669
- Equity at exit
- $20,319
Cash invested: $65,800 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 41 active · 50 under contract
- Months of supply
- 3.8 mo (26%/mo absorbed)
- Median asking
- $235,000 ($165/sqft)
- Median days on market
- 101 d
- This list price
- 49% of active listings are priced below it
- ARV vs active asking
- +18.9% above 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
- 11.5×
Monthly cashflow live
↻
- Estimated rent
- $1,706 high interval (Pro) →
- Mortgage (P&I)
- −$1,232
- Tax from tax record
- −$396 /mo · $4,752/yr
- Insurance
- −$98
- HOA
- −$39
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$358
- Net cashflow
- $-417
Break-even live
Break-even rent
$2,234
Max offer price
$161,255
Occupancy floor
—
Sensitivity live
| Price | -10% $-284 | -5% $-351 | +0% $-417 | +5% $-484 | +10% $-550 |
|---|---|---|---|---|---|
| Rent | -10% $-552 | -5% $-485 | +0% $-417 | +5% $-350 | +10% $-283 |
| Rate | -1.0pp $-299 | -0.5pp $-358 | base $-417 | +0.5pp $-478 | +1.0pp $-540 |
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
- $58,750
- Closing costs
- $7,050
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 9211 Griffith Run Converse, TX | 3.0 | 2.0 | 1266 | $1,446 | $1.14 | 100d | 1 | 0.06mi |
| 9119 Griffith Run Converse, TX | 3.0 | 2.0 | 1440 | $1,525 | $1.06 | 10d | 1 | 0.09mi |
| 5114 Y Bar Smt Converse, TX | 3.0 | 2.0 | 1276 | $1,525 | $1.20 | 100d | 1 | 0.09mi |
| 5114 Y Bar Smt Converse, TX | 3.0 | 2.0 | 1276 | $1,525 | $1.20 | 94d | 1 | 0.09mi |
| 5114 Y Bar Smt Converse, TX | 3.0 | 2.0 | 1276 | $1,490 | $1.17 | 67d | 1 | 0.09mi |
| 9115 Griffith Run Converse, TX | 3.0 | 2.0 | 1266 | $1,521 | $1.20 | 139d | 1 | 0.09mi |
| 8810 Barrow Path Converse, TX | 4.0 | 2.0 | 1667 | $1,695 | $1.02 | 116d | 1 | 0.10mi |
| 8814 Barrow Path Converse, TX | 3.0 | 2.0 | 1440 | $1,440 | $1.00 | 10d | 1 | 0.11mi |
| 5107 Hornbeck Hts Converse, TX | 3.0 | 2.0 | 1266 | $1,436 | $1.13 | 94d | 1 | 0.13mi |
| 8803 Barrow Path Converse, TX | 3.0 | 2.0 | 1440 | $1,570 | $1.09 | 119d | 1 | 0.14mi |
| 9118 Devils Riv Converse, TX | 3.0 | 2.0 | 1417 | $1,980 | $1.40 | 24d | 1 | 0.15mi |
| 5112 Fowler Crst Converse, TX | 3.0 | 2.0 | 1494 | $1,554 | $1.04 | 5d | 1 | 0.15mi |
| 8810 McCoy Pass Converse, TX | 3.0 | 2.0 | 1440 | $1,610 | $1.12 | 10d | 1 | 0.16mi |
| 8802 McCoy Pass Converse, TX | 4.0 | 2.0 | 1631 | $1,695 | $1.04 | 76d | 1 | 0.16mi |
| 4806 Belgravia Park Converse, TX | 3.0 | 2.0 | 1764 | $1,950 | $1.11 | 88d | 1 | 0.18mi |
| 5223 Hornbeck Hts Converse, TX | 3.0 | 2.0 | 1440 | $1,699 | $1.18 | 24d | 1 | 0.18mi |
| 5223 Hornbeck Hts Converse, TX | 3.0 | 2.0 | 1440 | $1,795 | $1.25 | 139d | 1 | 0.18mi |
| 9006 Little Hoss Converse, TX | 3.0 | 2.0 | 1450 | $1,395 | $0.96 | 43d | 1 | 0.20mi |
| 5135 Fowler Crst Converse, TX | 3.0 | 2.0 | 1266 | $1,470 | $1.16 | 4d | 1 | 0.20mi |
| 5170 Fowler Crst Converse, TX | 3.0 | 2.0 | 1450 | $1,550 | $1.07 | 43d | 1 | 0.23mi |
| 9556 Griffith Run Converse, TX | 3.0 | 2.5 | 1780 | $2,000 | $1.12 | 43d | 1 | 0.24mi |
| 8902 Grand Western Converse, TX | 3.0 | 2.5 | 1570 | $1,995 | $1.27 | 139d | 1 | 0.27mi |
| 8911 Sumners Wise Converse, TX | 4.0 | 2.0 | 1627 | $1,695 | $1.04 | 10d | 1 | 0.29mi |
| 8911 Sumners Wise Converse, TX | 4.0 | 2.0 | 1627 | $1,695 | $1.04 | 82d | 1 | 0.29mi |
| 5151 Yancy Crk Converse, TX | 4.0 | 2.0 | 1600 | $1,700 | $1.06 | 29d | 1 | 0.29mi |
| 9015 Sumners Wise Converse, TX | 3.0 | 2.0 | 1440 | $1,575 | $1.09 | 29d | 1 | 0.29mi |
| 9102 Canyon Bnd Converse, TX | 3.0 | 3.0 | 1372 | $1,515 | $1.10 | 43d | 1 | 0.32mi |
| 9204 Canyon Bnd Unit 2 Converse, TX | 3.0 | 2.5 | 1372 | $1,495 | $1.09 | 139d | 1 | 0.33mi |
| 9204 Canyon Bnd Unit 1 Converse, TX | 3.0 | 2.5 | 1372 | $1,495 | $1.09 | 63d | 1 | 0.33mi |
| 5503 Haven Spgs Unit 2 Converse, TX | 3.0 | 2.0 | 1375 | $1,750 | $1.27 | 10d | 1 | 0.33mi |
| 5506 Rio Cyn Unit 2 Converse, TX | 3.0 | 2.0 | 1351 | $1,549 | $1.15 | 139d | 1 | 0.39mi |
| 9213 Groff Lndg Converse, TX | 3.0 | 2.0 | 1344 | $1,600 | $1.19 | 107d | 1 | 0.42mi |
| 5423 Devils Gate Converse, TX | 3.0 | 2.0 | 1287 | $1,650 | $1.28 | 107d | 1 | 0.42mi |
| 9221 Groff Lndg Unit 1 Converse, TX | 3.0 | 2.0 | 1372 | $1,495 | $1.09 | 80d | 1 | 0.43mi |
| 5107 Badland Beacon Converse, TX | 3.0 | 2.0 | 1681 | $1,700 | $1.01 | 70d | 1 | 0.43mi |
| 9123 Vondel Park Converse, TX | 3.0 | 2.0 | 1721 | $1,650 | $0.96 | 0d | 1 | 0.43mi |
| 5606 Rio Cyn Unit 1 Converse, TX | 3.0 | 2.0 | 1351 | $1,545 | $1.14 | 83d | 1 | 0.44mi |
| 5611 Rio Cyn Unit 1 Converse, TX | 3.0 | 2.5 | 1372 | $1,450 | $1.06 | 29d | 1 | 0.44mi |
| 5435 Devils Gate Converse, TX | 3.0 | 2.0 | 1243 | $1,650 | $1.33 | 98d | 1 | 0.45mi |
| 5435 Devils Gate Unit 1 Converse, TX | 3.0 | 2.0 | 1243 | $1,650 | $1.33 | 110d | 1 | 0.45mi |
Property features AI
Finance
- HOA & community
- Mandatory HOAHOA fee $116 quarterlyAssociation transfer fee $250Subdivision: KNOX RIDGE
Exterior
- Parking
- 2-car garage
- Utilities
- Water service: SAWSSewer service: SAWSElectricity supplier: CPSGarbage service: WMWater and sewer systems available
- Home design
- Single-family home (pre-owned)Approximate age: 6 yearsBuilder: Lennar
- Construction
- Cement fiber exteriorSlab foundationComposition roof
- Exterior features
- Community poolPark/playground
Interior
- Kitchen
- Eat-in kitchenBreakfast barStove/RangeGas cookingRefrigeratorDishwasherDisposalVent fan
- Bedrooms
- Master bedroom with walk-in closet and full bath (12 x 15)Bedroom 2 (10 x 10)Bedroom 3 (10 x 11)
- Flooring
- CarpetingLaminate flooring
- Bathrooms
- 2 full bathroomsMaster bath with tub/shower combination and single vanity (5 x 5)
- Heating & cooling
- Central heating (electric)Central air conditioning
- Interior features
- Washer and dryer connectionsStove/Range and gas cookingRefrigerator, dishwasher, and disposalVent fan and smoke alarmElectric water heaterCity garbage serviceLiving/Dining room combinationEat-in kitchen with breakfast barUtility room insideGround level / no stepsAll bedrooms located downstairsLaundry on main/lower levelAll window coverings remain1 living area
- Laundry & utility
- Washer connectionDryer connectionUtility room insideLaundry on main/lower level
Listing history 50 events
-
2026-09-24days on market $235,000 Active 48 DOM
-
2026-09-23days on market $235,000 Active 47 DOM
-
2026-09-22days on market $235,000 Active 46 DOM
-
2026-09-21days on market $235,000 Active 45 DOM
-
2026-09-20days on market $235,000 Active 44 DOM
-
2026-09-19days on market $235,000 Active 43 DOM
-
2026-09-18days on market $235,000 Active 42 DOM
-
2026-09-17days on market $235,000 Active 41 DOM
-
2026-09-16days on market $235,000 Active 40 DOM
-
2026-09-15days on market $235,000 Active 39 DOM
-
2026-09-14days on market $235,000 Active 38 DOM
-
2026-09-13days on market $235,000 Active 37 DOM
-
2026-09-12days on market $235,000 Active 36 DOM
-
2026-09-11days on market $235,000 Active 35 DOM
-
2026-09-05days on market $235,000 Active 29 DOM
-
2026-09-04days on market $235,000 Active 28 DOM
-
2026-09-03days on market $235,000 Active 27 DOM
-
2026-08-31days on market $235,000 Active 24 DOM
-
2026-08-30days on market $235,000 Active 23 DOM
-
2026-08-29days on market $235,000 Active 22 DOM
-
2026-08-28days on market $235,000 Active 21 DOM
-
2026-08-27days on market $235,000 Active 20 DOM
-
2026-08-26days on market $235,000 Active 19 DOM
-
2026-08-25days on market $235,000 Active 18 DOM
-
2026-08-24days on market $235,000 Active 17 DOM
-
2026-08-23days on market $235,000 Active 16 DOM
-
2026-08-22days on market $235,000 Active 15 DOM
-
2026-08-21days on market $235,000 Active 14 DOM
-
2026-08-20days on market $235,000 Active 13 DOM
-
2026-08-19days on market $235,000 Active 12 DOM
-
2026-08-18statusdays on market $235,000 Active 11 DOM
-
2026-08-17days on market $235,000 New 10 DOM
-
2026-08-16days on market $235,000 New 9 DOM
-
2026-08-15days on market $235,000 New 8 DOM
-
2026-08-14days on market $235,000 New 7 DOM
-
2026-08-13days on market $235,000 New 6 DOM
-
2026-08-12days on market $235,000 New 5 DOM
-
2026-08-11days on market $235,000 New 4 DOM
-
2026-08-10days on market $235,000 New 3 DOM
-
2026-08-09days on market $235,000 New 2 DOM
-
2026-08-08remarks 650-char remark
-
2026-08-08pricestatusdays on market $235,000 New 1 DOM
-
2026-07-20days on market $210,000 Active 81 DOM
-
2026-07-18days on market $210,000 Active 79 DOM
-
2026-07-18days on market $210,000 Active 78 DOM
-
2026-07-16days on market $210,000 Active 77 DOM
-
2026-07-15days on market $210,000 Active 76 DOM
-
2026-07-14days on market $210,000 Active 75 DOM
-
2026-07-13days on market $210,000 Active 74 DOM
-
2026-07-13days on market $210,000 Active 73 DOM
ⓘ 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
- $4,752 · $396/mo
- Projected year-2 tax
- $4,752 · $396/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 3/10 Moderate
- Heat 8/10 Severe 6 d/yr ≥108°F today · 19 d/yr by 30 yrs out
- Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
- Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $20,473
- − Mortgage interest
- −$13,164
- − Property taxes
- −$4,752
- − Insurance
- −$1,175
- − Repairs & maintenance
- −$1,638
- − Management
- −$1,638
- − HOA
- −$468
- − Depreciation
- −$6,836
- Taxable loss
- −$9,197
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,207
- After-tax cash flow
- $-2,802/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
75/100
Cosmetic rehab
Est. rehab $6,380–$19,140 screening
This home is in good condition with modern updates and a good curb appeal. It is ready for a fresh coat of paint and some landscaping to further enhance its value.
Value-add opportunities
- Resale paint exterior walls — Fresh paint can enhance curb appeal and make the home look more inviting ↑
- Rental landscape front yard — A well-maintained front yard can attract more renters and make the home more appealing ↑
- Both install smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
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
- Census place
- Converse, TX
- 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
- Severe rent burden
- 16% of renters
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%
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%
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
Industry mix (Fortune 500 HQ in TX)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Energy | 16 | $1,198B |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
+17.5% since first listed12 events — show timeline
- 2026-08-07 Listed $235,000 LERA
- 2026-07-21 Listing Removed — HARMLS
- 2026-06-03 Price Changed $210,000 HARMLS
- 2026-05-05 Rental Removed $1,600 RENTSPREE
- 2026-04-30 Listed $230,000 HARMLS
- 2026-03-25 Listed for Rent $1,600 RENTSPREE
- 2020-12-15 Sold (MLS) — LERA
- 2020-11-17 Pending — LERA
- 2020-11-07 Price Changed $201,499 LERA
- 2020-10-08 Price Changed $200,999 LERA
- 2020-10-08 Price Changed $200,499 LERA
- 2020-08-30 Listed $199,999 LERA
Property tax history
+3.1%/yrLatest (2025): $4,752 · +0.0% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…