2101 French Rose · San Antonio, TX 78109

$202,999

4 bd · 2.0 ba · 1,483 sqft · SingleFamily · 30 Days on market

Built 2026 Excellent condition 4,791 sqft lot Est $209k · 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 +12.8/30.0
• ARV discount +8.8/15.0
• Condition / age +4.8/5.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

The Hoffman - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms just off the main living areas. Estimated Completion August 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• THREE SECONDARY BEDROOMS

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• HOA & community: Mandatory HOA; HOA fee $207 quarterly; Association transfer fee $450; Subdivision: Rose Valley

Exterior

• Parking: 2-car garage
• Utilities: Gas service by Centric; Electric service by CPS; Water service by ECSUD; City sewer; Garbage service by Frontier; Water and sewer system available
• Home design: New construction by Lennar; Slab foundation; Composition roof
• Construction: Built new (approximate age 0)
• Exterior features: Brick, siding, and cement fiber exterior

Interior

• Kitchen: Stove/Range; Dishwasher; Kitchen approximately 14 x 10
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Bedroom 2: 10 x 10; Bedroom 3: 10 x 10; Bedroom 4: 11 x 10; Master bedroom dimensions 11 x 13
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only and single vanity
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floor plan; Breakfast bar; Utility room inside; Walk-in closets; 1 living area; All bedrooms downstairs
• Laundry & utility: Washer connection; Dryer connection; Laundry room on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $203k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-20 ($-240/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (9.5% below list).
• Recommended offer: $184k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in San Antonio — 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 80/100 on livability (#31 in TX, #1,616 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime 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 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); 1152 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 30 days — a 2% lower offer ($200k) is reasonable based on typical stale-listing flexibility.

Recommended offer $183,784 (9.5% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.91% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $209,103
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11525 Cinnamon Rose	0.08mi	4/2.0	1,483 (0%)	2mo	$208,999	$141	95
11545 Cinnamon Rose	0.05mi	4/2.0	1,500 (+1%)	2mo	$169,999	$113	94
11537 Chestnut Rose	0.10mi	4/2.0	1,500 (+1%)	5mo	$185,499	$124	89
11553 Cinnamon Rose	0.05mi	3/2.0 (-1)	1,380 (-7%)	1mo	$164,999	$120	81
11533 Cinnamon Rose	0.07mi	3/2.0 (-1)	1,354 (-9%)	2mo	$196,999	$145	76
11513 Cinnamon Rose	0.10mi	3/2.0 (-1)	1,354 (-9%)	2mo	$198,999	$147	74
11723 Evergreen Rose	0.08mi	4/3.0	1,657 (+12%)	1mo	$236,999	$143	72
11541 Cinnamon Rose	0.06mi	4/2.5	1,692 (+14%)	1mo	$224,999	$133	71
11711 Evergreen Rose	0.11mi	4/3.0	1,657 (+12%)	2mo	$227,999	$138	70
11639 Evergreen Rose	0.11mi	4/3.0	1,657 (+12%)	2mo	$236,999	$143	70
2207 Camellia Rose	0.12mi	4/2.5	1,692 (+14%)	2mo	$218,999	$129	67
11210 Prairie Lndg	0.71mi	3/2.0 (-1)	1,527 (+3%)	2mo	$219,990	$144	56

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: -20.6%
• Equity multiple: 0.31×
• Total profit: $-39,483
• Equity at exit: $30,268

10-year hold

• IRR: -23.0%
• Equity multiple: 0.01×
• Total profit: $-56,550
• Equity at exit: $17,552

Cash invested: $56,840 (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 78109

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1152
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$1,065
• Tax est. 1.5%: −$254 /mo · $3,045/yr
• Insurance: −$85
• HOA: −$69
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-20

Break-even live

Break-even rent $1,863

Max offer price $200,107

Occupancy floor 96%

Sensitivity live

Price	-10% $120	-5% $50	+0% $-20	+5% $-90	+10% $-160
Rent	-10% $-165	-5% $-93	+0% $-20	+5% $53	+10% $125
Rate	-1.0pp $82	-0.5pp $32	base $-20	+0.5pp $-73	+1.0pp $-126

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: $50,750
• Closing costs: $6,090
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11602 Dog Rose Converse, TX	3.0	2.0	1354	$1,650	$1.22	24d	1	0.22mi
4611 E 1604 N Converse, TX	2.0–4.0	2.0	1112	$1,499	$1.35	2d	1	0.65mi
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	24d	1	0.89mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	2d	1	0.90mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	22d	1	0.90mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,293	$1.32	2d	1	0.94mi
2822 Praline Fry Converse, TX	3.0	2.0	1525	$1,645	$1.08	3d	1	0.95mi
11046 Eyelet Hbr Converse, TX	3.0	2.0	1525	$1,750	$1.15	24d	1	0.95mi
11030 Yonder Flts Converse, TX	3.0	2.5	1428	$1,500	$1.05	5d	1	1.00mi
11026 Yonder Flts Converse, TX	3.0	2.0	1525	$1,645	$1.08	3d	1	1.01mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	44d	1	1.03mi
10922 Chatham Ct Converse, TX	3.0	2.0	1525	$1,645	$1.08	24d	1	1.11mi
2939 Gastonian Ml Converse, TX	3.0	2.0	1525	$1,495	$0.98	44d	1	1.12mi
2815 Armaan WAY Converse, TX	3.0	2.5	1401	$1,495	$1.07	2d	1	1.23mi
3318 Carducci Dr Converse, TX	3.0	2.0	1276	$1,800	$1.41	44d	1	1.33mi
3130 Jackson Smt Converse, TX	3.0	2.5	1428	$1,885	$1.32	5d	1	1.33mi
3055 Jackson Smt Converse, TX	3.0	2.0	1525	$1,595	$1.05	44d	1	1.33mi
10803 Prusiner Dr Converse, TX	3.0	2.0	1450	$1,410	$0.97	24d	1	1.38mi
10803 Prusiner Dr Converse, TX	3.0	2.0	1440	$1,476	$1.02	22d	1	1.38mi
2802 Stigler Dr Converse, TX	4.0	2.0	1627	$1,495	$0.92	5d	1	1.40mi
10690 Pablo Way Converse, TX	3.0	2.0	1207	$1,650	$1.37	44d	1	1.41mi
2906 Millikan Dr Converse, TX	4.0	2.0	1627	$1,525	$0.94	13d	1	1.45mi
2822 Millikan Dr Converse, TX	3.0	2.0	1450	$1,500	$1.03	13d	1	1.45mi
2822 Millikan Dr Converse, TX	3.0	2.0	1440	$1,650	$1.15	24d	1	1.45mi
1411 Capitol Reef Adkins, TX	4.0	2.0	1566	$1,795	$1.15	2d	1	1.46mi
10755 Prusiner Dr Converse, TX	3.0	2.0	1266	$1,536	$1.21	22d	1	1.47mi
10754 Prusiner Dr Converse, TX	3.0	2.0	1266	$1,450	$1.15	24d	1	1.47mi
4150 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,750	$1.09	5d	1	1.49mi

HOA detail

• Monthly dues: $69 · $828/yr

Listing history 14 events

1. 2026-06-18
   days on market $202,999 Active 30 DOM
2. 2026-06-17
   days on market $202,999 Active 29 DOM
3. 2026-06-16
   days on market $202,999 Active 28 DOM
4. 2026-06-15
   statusdays on market $202,999 Active 27 DOM
5. 2026-06-13
   days on market $202,999 Price Change 25 DOM
6. 2026-06-09
   days on market $202,999 Price Change 21 DOM
7. 2026-06-08
   days on market $202,999 Price Change 20 DOM
8. 2026-06-07
   days on market $202,999 Price Change 19 DOM
9. 2026-06-04
   pricedays on market $202,999 Price Change 16 DOM
10. 2026-06-03
    days on market $205,999 Price Change 15 DOM
11. 2026-06-02
    days on market $205,999 Price Change 14 DOM
12. 2026-06-01
    days on market $205,999 Price Change 13 DOM
13. 2026-05-31
    days on market $205,999 Price Change 12 DOM
14. 2026-05-19
    listed $229,999 New

ⓘ 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: $22,054
• − Mortgage interest: −$11,371
• − Property taxes: −$3,045
• − Insurance: −$1,015
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$828
• − Depreciation: −$5,905
• Taxable loss: −$3,639
• Est. tax savings @ 24.0%: +$873
• After-tax cash flow: $634/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

Excellent 95/100 None rehab

This single-level home showcases a spacious open floorplan with a good condition exterior and interior. It is move-in ready with minimal maintenance required.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Well-maintained landscaping can increase property value and attract potential buyers/tenants.
• Both Interior touch-ups — Fresh paint and minor touch-ups can refresh the interior and make it more appealing to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase property value and attract potential buyers/tenants. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can refresh the interior and make it more appealing to potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

Livability — San Antonio

• Score: 80/100
• State rank: #31
• US rank: #1616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• 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: 1732.0

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 0.69)
• 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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

1 event — show timeline

• 2026-05-19 Listed $229,999 LERA