5731 Bypass · Converse, TX 78244

$208,000

3 bd · 2.0 ba · 1,518 sqft · SingleFamily public records · 96 Days on market

Built 2000 6,490 sqft lot $137/sqft · 15% below area Est $243k · 15% under $19/mo HOA · 1% 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).

• ARV discount +14.0/15.0
• Cash flow +9.7/30.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• DSCR +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come & Enjoy Private Greenbelt Access with this Move in Ready 3-bedroom, 2-bath Exceptionally Maintained Property. Turnkey One Story + All Brick home nestled in the sought-after Brentfield neighborhood of San Antonio. Tucked beneath the shade of mature trees, this property offers a serene retreat with a rare blend of privacy and character. Step inside to a warm, Functional Open Layout with Fresh Paint Throughout + NO CARPET ideal for anyone seeking comfort and space. Outside, enjoy a Private fully fenced ba

Key facts

• Private fully fenced
• 6,490 sq ft lot
• 2 garage spots

Tags

• PRIVATE GREENBELT ACCESS
• FUNCTIONAL OPEN LAYOUT
• PRIVATE FULLY FENCED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (16.2% below list).
• Recommended offer: $174k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.3% 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.
• Judson ISD (suburban): math 21% / reading 33% proficiency, ranked #660 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Woodlake El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 655 students, 78% FRL); Henry Metzger Middle (math 12% / reading 20%, grade F, #1,543 of 1,662 statewide, top 94%, 953 students, 90% FRL); Karen Wagner H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 2,366 students, 80% FRL) — zoned schools average 83% FRL vs 57% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 193 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 96 days — a 9% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,285 (16.2% 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. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 9.9

CMA / ARV

• ARV (median comp): $243,287
• List price: $208,000
• Delta: -14.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7918 Rocky	0.25mi	3/2.0	1,504 (-1%)	2mo	$225,000	$150	85
7812 Rio Rdgs	0.35mi	3/4.0	1,524 (+0%)	1mo	$347,600	$228	74
6670 Snow Meadow Dr	0.69mi	3/2.0	1,513 (-0%)	2mo	$169,900	$112	66
6630 Snow Mdw	0.75mi	3/2.0	1,525 (+0%)	0mo	$215,000	$141	64
5943 Woodlake Acres	0.34mi	3/2.5	1,693 (+12%)	1mo	$325,475	$192	62
7819 Horse Holw	0.70mi	3/2.5	1,547 (+2%)	2mo	$175,000	$113	60
4838 Via Sonoma Trl	0.61mi	3/2.5	1,611 (+6%)	1mo	$260,000	$161	59
7931 Pecan Hts	0.42mi	3/2.5	1,698 (+12%)	1mo	$204,799	$121	58
6555 Beech Trl	0.67mi	3/2.0	1,408 (-7%)	2mo	$195,000	$138	55
8174 Ocean Meadow Dr	0.57mi	3/2.5	1,698 (+12%)	1mo	$198,975	$117	51
8006 Coco Mdw	0.68mi	3/2.5	1,698 (+12%)	1mo	$234,999	$138	46
8517 Terlingua Cv	0.69mi	4/2.0 (+1)	1,674 (+10%)	1mo	$230,000	$137	45

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 · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.21×
• Total profit: $-46,099
• Equity at exit: $31,013

10-year hold

• IRR: -26.5%
• Equity multiple: -0.13×
• Total profit: $-66,069
• Equity at exit: $17,984

Cash invested: $58,240 (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 →

ZIP-level market 78244

• Home prices YoY: -4.4%
• Rents YoY: 0.8%
• Active inventory: 193
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$316 /mo · $3,787/yr
• Insurance: −$87
• HOA: −$19
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-135

Break-even live

Break-even rent $1,914

Max offer price $184,128

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-76	+0% $-135	+5% $-194	+10% $-253
Rent	-10% $-273	-5% $-204	+0% $-135	+5% $-66	+10% $3
Rate	-1.0pp $-30	-0.5pp $-82	base $-135	+0.5pp $-189	+1.0pp $-244

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5715 Soothing Water San Antonio, TX	4.0	2.5	2066	$1,850	$0.90	25d	1	0.12mi
7839 Bypass Shls San Antonio, TX	3.0	2.0	2187	$1,600	$0.73	25d	1	0.13mi
5514 Soothing Water San Antonio, TX	3.0	2.5	1700	$1,750	$1.03	5d	1	0.21mi
5735 Cool River Way San Antonio, TX	3.0–5.0	2.0–3.5	2059	$1,951	$0.95	0d	5	0.34mi
6106 Secret Shrs San Antonio, TX	3.0	2.5	1698	$1,500	$0.88	25d	1	0.39mi
5744 Brook Pr San Antonio, TX	3.0	2.0	1151	$1,705	$1.48	0d	1	0.44mi
5736 Brook Pr San Antonio, TX	3.0	2.5	1497	$1,500	$1.00	25d	1	0.44mi
7807 Pecan Hts San Antonio, TX	3.0	2.0	1520	$1,600	$1.05	16d	1	0.51mi
8030 Falcon Mdw Converse, TX	3.0	2.0	2144	$1,829	$0.85	4d	1	0.54mi
8007 Chestnut Bluff Dr Converse, TX	4.0	2.5	2145	$1,825	$0.85	16d	1	0.57mi
8127 Ocean Meadow Dr Converse, TX	3.0	2.0	1520	$1,700	$1.12	45d	1	0.57mi
8555 Barefoot Ln Converse, TX	3.0	2.5	1780	$2,050	$1.15	25d	1	0.58mi
5475 Bluebell Mdw Converse, TX	3.0	2.5	1605	$1,695	$1.06	45d	1	0.60mi
7923 Horse Holw San Antonio, TX	3.0	2.0	1916	$1,599	$0.83	4d	1	0.60mi
8511 Amistad Cv Converse, TX	3.0	2.0	1440	$1,479	$1.03	6d	1	0.60mi
8511 Cassia Cv Converse, TX	3.0	2.0	1910	$1,700	$0.89	45d	1	0.63mi
8151 Cheryl Meadow Dr Converse, TX	3.0	2.5	1698	$1,730	$1.02	6d	1	0.63mi
5814 Lilac Lndg Converse, TX	3.0	2.0	1532	$1,775	$1.16	6d	1	0.64mi
8011 Chestnut Barr Dr Converse, TX	3.0	2.0	1520	$1,665	$1.10	45d	1	0.66mi
5622 Rowan Rdg Converse, TX	3.0	2.0	1412	$1,625	$1.15	25d	1	0.68mi
5622 Rowan Rdg Converse, TX	3.0	2.0	1412	$1,625	$1.15	16d	1	0.68mi
6461 Firestone Pkwy San Antonio, TX	3.0	2.0	1778	$1,695	$0.95	45d	1	0.69mi
7622 Mustang Mdw San Antonio, TX	3.0	2.5	1574	$1,500	$0.95	6d	1	0.72mi
5118 Everett Loop Converse, TX	4.0	2.0	1635	$1,599	$0.98	16d	1	0.72mi
5631 Pearl Mdw Converse, TX	3.0	2.0	1410	$1,500	$1.06	25d	1	0.72mi
7811 Caballo Cyn San Antonio, TX	3.0	2.5	1547	$1,445	$0.93	0d	1	0.73mi
8411 Favero Cv Converse, TX	4.0	2.0	1668	$1,695	$1.02	45d	1	0.73mi
4660 Via Sonoma Trl Converse, TX	3.0	2.5	2098	$1,900	$0.91	45d	1	0.74mi
5628 Pearl Mdw Converse, TX	4.0	3.0	2241	$1,970	$0.88	0d	1	0.75mi
7510 Legend Rock San Antonio, TX	3.0	2.0	2162	$1,875	$0.87	25d	1	0.78mi
6491 Beech Trail Dr Converse, TX	3.0	2.0	1520	$2,100	$1.38	45d	1	0.78mi
6439 Beech Trail Dr Converse, TX	3.0	2.0	1520	$1,450	$0.95	14d	1	0.79mi
4715 Appaloosa Run San Antonio, TX	3.0	2.5	1774	$1,595	$0.90	18d	1	0.80mi
7718 Burro Bnd San Antonio, TX	3.0	2.5	1547	$1,650	$1.07	5d	1	0.80mi
8210 Steep Vly Converse, TX	3.0	2.5	1757	$1,485	$0.85	45d	1	0.82mi
7326 Putter San Antonio, TX	2.0	2.5	1826	$1,599	$0.88	0d	1	0.82mi
7326 Putter San Antonio, TX	2.0	2.5	1826	$1,599	$0.88	14d	1	0.82mi
6802 Canary Meadow Dr Converse, TX	3.0	2.0	1734	$1,550	$0.89	25d	1	0.83mi
8162 Heights Vly Converse, TX	4.0	2.5	1828	$1,680	$0.92	45d	1	0.83mi
8335 Bent Meadow Dr Converse, TX	3.0	2.0	1513	$1,595	$1.05	45d	1	0.84mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 21 events

1. 2026-06-10
   status $208,000 Pending 96 DOM
2. 2026-06-09
   days on market $208,000 Active Option 96 DOM
3. 2026-06-08
   days on market $208,000 Active Option 95 DOM
4. 2026-06-07
   days on market $208,000 Active Option 94 DOM
5. 2026-06-04
   days on market $208,000 Active Option 91 DOM
6. 2026-06-03
   days on market $208,000 Active Option 90 DOM
7. 2026-06-02
   days on market $208,000 Active Option 89 DOM
8. 2026-06-01
   days on market $208,000 Active Option 88 DOM
9. 2026-05-31
   days on market $208,000 Active Option 87 DOM
10. 2026-05-01
    price $199,900 516-char remark

    Show marketing remark (516 chars)

    Come & Enjoy Private Greenbelt Access with this Move in Ready 3-bedroom, 2-bath Exceptionally Maintained Property. Turnkey One Story + All Brick home nestled in the sought-after Brentfield neighborhood of San Antonio. Tucked beneath the shade of mature trees, this property offers a serene retreat with a rare blend of privacy and character. Step inside to a warm, Functional Open Layout with Fresh Paint Throughout + NO CARPET ideal for anyone seeking comfort and space. Outside, enjoy a Private fully fenced ba

11. 2026-03-20
    price $222,000 516-char remark

    Show marketing remark (516 chars)

    Come & Enjoy Private Greenbelt Access with this Move in Ready 3-bedroom, 2-bath Exceptionally Maintained Property. Turnkey One Story + All Brick home nestled in the sought-after Brentfield neighborhood of San Antonio. Tucked beneath the shade of mature trees, this property offers a serene retreat with a rare blend of privacy and character. Step inside to a warm, Functional Open Layout with Fresh Paint Throughout + NO CARPET ideal for anyone seeking comfort and space. Outside, enjoy a Private fully fenced ba

12. 2026-03-05
    listed $224,000 New 516-char remark

    Show marketing remark (516 chars)

    Come & Enjoy Private Greenbelt Access with this Move in Ready 3-bedroom, 2-bath Exceptionally Maintained Property. Turnkey One Story + All Brick home nestled in the sought-after Brentfield neighborhood of San Antonio. Tucked beneath the shade of mature trees, this property offers a serene retreat with a rare blend of privacy and character. Step inside to a warm, Functional Open Layout with Fresh Paint Throughout + NO CARPET ideal for anyone seeking comfort and space. Outside, enjoy a Private fully fenced ba

13. 2026-03-04
    historical
14. 2026-03-02
    listed $224,000 New
15. 2026-01-24
    historical
16. 2025-09-06
    price $224,000
17. 2025-07-30
    price $239,000
18. 2025-05-22
    listed $245,000 New
19. 2024-06-06
    historical
20. 2024-03-19
    price $229,900
21. 2024-03-01
    listed $234,900 New

ⓘ 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: $3,787 · $316/mo
• Projected year-2 tax: $3,806 · $317/mo
• Expected delta: +$20/yr (+$2/mo · 0.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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

Taxation est. · year 1

• Rental income: $20,914
• − Mortgage interest: −$11,651
• − Property taxes: −$3,787
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − HOA: −$228
• − Depreciation: −$6,051
• Taxable loss: −$5,189
• Est. tax savings @ 24.0%: +$1,245
• After-tax cash flow: $-376/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.

Schools (NCES district)

• District: Judson ISD
• NCES district ID: 4824990
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $57,542
• Composite: 24.39/100
• National rank: #7689
• State rank: #660 of 826 in TX

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 · 1,990,555 people
• City population: 63,067
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 38,092
• Household income: $71,128
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 677.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Black 27% Two or more races 24% White 20% Asian 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 28% Vietnamese 1% Tagalog/Filipino 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: ▼ -11.42%
• Current HPI: 249.3834
• Rent YoY: ▲ 0.75%
• 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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-14.9% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $199,900 LERA
• 2026-03-20 Price Changed $222,000 LERA
• 2026-03-05 Listed $224,000 LERA
• 2026-03-04 Listing Removed — LERA
• 2026-03-02 Listed $224,000 LERA
• 2026-01-24 Listing Removed — LERA
• 2025-09-06 Price Changed $224,000 LERA
• 2025-07-30 Price Changed $239,000 LERA
• 2025-05-22 Listed $245,000 LERA
• 2024-06-06 Listing Removed — LERA
• 2024-03-19 Price Changed $229,900 LERA
• 2024-03-01 Listed $234,900 LERA

Property tax history

+12.0%/yr

Latest (2025): $3,787 · +3.3% YoY. Source: county tax records.