Plan 1523 Plan · Converse, TX 78109

$229,995

3 bd · 2.0 ba · 1,523 sqft · SingleFamily · 684 Days on market

↓ 10% since listing

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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 +7.5/15.0
• Cash flow +6.7/30.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Dual-sink vanity at primary bath * Inviting front porch * Low-E windows * Whirlpool® stainless steel kitchen appliances * Kitchen USB charging port * Smart thermostat * Spacious living room * Eat-in kitchen * Den * Dedicated laundry room * 5-panel interior doors * ENERGY STAR® certified home * Master-planned community * Swimming pool * Pavilion * Playground * Commuter-friendly location * Great shopping nearby

Key facts

• Swimming pool
• Smart thermostat
• 2 garage spots

Tags

• SMART THERMOSTAT
• SWIMMING POOL

🏗️ New construction. The $229,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,183.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-445 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (19.8% below list).
• Recommended offer: $184k (19.8% below list) — sets the bar for 1% rule.

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: schools C-, crime C-, amenities 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.
• Market conditions: Rents soft (-1.1%/yr); 1152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $2k of loan paydown is wiped out by about $8k 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 684 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $184,421 (19.8% 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 684 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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: 0.67% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.93%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $275,183
• List price: $229,995
• Delta: -16.42%
• 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
10313 Lassen Park	0.42mi	3/2.5	1,470 (-4%)	1mo	$276,499	$188	72
8030 Biggio Ln	0.42mi	4/2.0 (+1)	1,483 (-3%)	1mo	$205,999	$139	71
8014 Biggio Ln	0.42mi	4/2.0 (+1)	1,483 (-3%)	1mo	$218,999	$148	71
1411 Capitol Reef	0.42mi	4/2.0 (+1)	1,572 (+3%)	0mo	$257,310	$164	70
1441 Sequoia Park	0.42mi	4/2.0 (+1)	1,572 (+3%)	1mo	$253,500	$161	69
2009 Chicksaw Rose	0.42mi	4/2.0 (+1)	1,575 (+3%)	1mo	$202,999	$129	69
1931 Chicksaw Rose	0.42mi	4/2.0 (+1)	1,600 (+5%)	1mo	$204,999	$128	66
11537 Cinnamon Rose	0.42mi	3/2.0	1,380 (-9%)	0mo	$164,999	$120	65
8010 Biggio Ln	0.42mi	3/2.0	1,354 (-11%)	1mo	$192,999	$143	61
1817 Quintero Pl	0.42mi	4/3.0 (+1)	1,657 (+9%)	1mo	$259,999	$157	56
7910 Biggio Ln	0.42mi	4/2.5 (+1)	1,692 (+11%)	1mo	$209,999	$124	54
8022 Biggio Ln	0.42mi	4/2.5 (+1)	1,692 (+11%)	1mo	$230,999	$137	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: -31.7%
• Equity multiple: -0.02×
• Total profit: $-78,298
• Equity at exit: $41,031

10-year hold

• IRR: -56.7%
• Equity multiple: -0.63×
• Total profit: $-125,434
• Equity at exit: $23,793

Cash invested: $77,051 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$1,443
• Tax est. 1.5%: −$344 /mo · $4,128/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-445

Break-even live

Break-even rent $2,407

Max offer price $210,819

Occupancy floor —

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: $68,796
• Closing costs: $8,255
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5147 Longhorn Riv Converse, TX	4.0	2.5	2096	$2,000	$0.95	24d	1	0.12mi
5510 Cibolo Pass Unit 1 Converse, TX	3.0	2.0	1253	$1,695	$1.35	24d	1	0.22mi
5423 Devils Gate Converse, TX	3.0	2.0	1287	$1,650	$1.28	11d	1	0.23mi
9411 Braman Pt Converse, TX	4.0	2.0	1703	$1,950	$1.15	17d	1	0.23mi
5435 Devils Gate Unit 1 Converse, TX	3.0	2.0	1243	$1,650	$1.33	15d	1	0.25mi
5435 Devils Gate Converse, TX	3.0	2.0	1243	$1,650	$1.33	2d	1	0.25mi
5506 Rio Cyn Unit 2 Converse, TX	3.0	2.0	1351	$1,549	$1.15	43d	1	0.28mi
9114 McCoy Pass Converse, TX	4.0	2.5	1951	$2,199	$1.13	4d	1	0.28mi
9204 Canyon Bnd Unit 2 Converse, TX	3.0	2.5	1372	$1,495	$1.09	43d	1	0.34mi
9213 Groff Lndg Converse, TX	3.0	2.0	1344	$1,600	$1.19	11d	1	0.37mi
5114 Y Bar Smt Converse, TX	3.0	2.0	1276	$1,525	$1.20	4d	1	0.37mi
8911 Sumners Wise Converse, TX	4.0	2.0	1627	$1,745	$1.07	2d	1	0.38mi
8830 McCoy Pass Converse, TX	4.0	2.0	1950	$2,020	$1.04	12d	1	0.41mi
9211 Griffith Run Converse, TX	3.0	2.0	1266	$1,446	$1.14	4d	1	0.43mi
11710 California Rose Converse, TX	4.0	2.5	1867	$1,635	$0.88	22d	1	0.43mi
11621 Dog Rose Converse, TX	4.0	2.0	1500	$1,495	$1.00	4d	1	0.43mi
11810 Spiderwort RDG Converse, TX	4.0	2.5	1535	$1,497	$0.98	43d	1	0.43mi
5625 Rowan RDG Converse, TX	3.0	2.5	1605	$1,700	$1.06	4d	1	0.43mi
9223 Grand Western Converse, TX	3.0	2.0	1908	$1,950	$1.02	4d	1	0.45mi
8810 Barrow Path Converse, TX	4.0	2.0	1667	$1,695	$1.02	20d	1	0.47mi
8803 Barrow Path Converse, TX	3.0	2.0	1440	$1,570	$1.09	24d	1	0.47mi
9115 Griffith Run Converse, TX	3.0	2.0	1266	$1,521	$1.20	43d	1	0.47mi
4807 Marylebone Ave Converse, TX	4.0	2.5	2032	$2,200	$1.08	43d	1	0.48mi
5223 Hornbeck Hts Converse, TX	3.0	2.0	1440	$1,795	$1.25	43d	1	0.49mi
5170 Fowler Crst Converse, TX	3.0	2.0	1450	$1,695	$1.17	4d	1	0.51mi
5107 Hornbeck Hts Converse, TX	3.0	2.0	1266	$1,496	$1.18	4d	1	0.51mi
5135 Fowler Crst Converse, TX	3.0	2.0	1266	$1,950	$1.54	4d	1	0.55mi
8907 Ladbroke Grv Converse, TX	3.0	2.0	1921	$1,900	$0.99	2d	1	0.56mi
8907 Arundal Gdn Converse, TX	3.0	2.0	1921	$1,895	$0.99	17d	1	0.63mi
4326 Stanley Park Converse, TX	3.0	2.0	1484	$1,650	$1.11	2d	1	0.66mi
8902 Grand Western Converse, TX	3.0	2.5	1570	$1,995	$1.27	43d	1	0.69mi
9310 Nubuck Br Converse, TX	3.0	2.0	1525	$1,895	$1.24	4d	1	0.75mi
9335 Nubuck Br Converse, TX	4.0	2.5	2243	$2,095	$0.93	43d	1	0.77mi
5810 Rue Picasso Converse, TX	4.0	3.0	2241	$2,650	$1.18	12d	1	0.77mi
9026 Bowring Park Converse, TX	3.0	2.0	1721	$1,795	$1.04	43d	1	0.80mi
6426 Thorpe Holw Converse, TX	3.0	2.5	1414	$1,600	$1.13	24d	1	0.80mi
9334 Aniston Blf Converse, TX	4.0	2.5	2243	$2,200	$0.98	4d	1	0.82mi
5431 Rue Girard Converse, TX	3.0	2.5	1605	$1,700	$1.06	24d	1	0.83mi
5439 Rue Girard Converse, TX	3.0	2.5	1826	$2,400	$1.31	24d	1	0.85mi
4746 Gambels Quail Converse, TX	3.0	2.5	2214	$1,695	$0.77	2d	1	0.87mi

Listing history 23 events

1. 2026-06-19
   price $229,995 Active 684 DOM
2. 2026-06-18
   days on market $239,995 Active 684 DOM
3. 2026-06-17
   days on market $239,995 Active 683 DOM
4. 2026-06-16
   days on market $239,995 Active 682 DOM
5. 2026-06-15
   days on market $239,995 Active 681 DOM
6. 2026-06-13
   days on market $239,995 Active 679 DOM
7. 2026-06-09
   days on market $239,995 Active 675 DOM
8. 2026-06-08
   days on market $239,995 Active 674 DOM
9. 2026-06-07
   days on market $239,995 Active 673 DOM
10. 2026-06-04
    days on market $239,995 Active 670 DOM
11. 2026-06-03
    days on market $239,995 Active 669 DOM
12. 2026-06-02
    days on market $239,995 Active 668 DOM
13. 2026-06-01
    days on market $239,995 Active 667 DOM
14. 2026-05-31
    days on market $239,995 Active 666 DOM
15. 2026-03-27
    price $239,995 457-char remark

    Show marketing remark (457 chars)

    * Dual-sink vanity at primary bath * Inviting front porch * Low-E windows * Whirlpool® stainless steel kitchen appliances * Kitchen USB charging port * Smart thermostat * Spacious living room * Eat-in kitchen * Den * Dedicated laundry room * 5-panel interior doors * ENERGY STAR® certified home * Master-planned community * Swimming pool * Pavilion * Playground * Commuter-friendly location * Great shopping nearby

16. 2026-03-07
    price $249,995 457-char remark

    Show marketing remark (457 chars)

    * Dual-sink vanity at primary bath * Inviting front porch * Low-E windows * Whirlpool® stainless steel kitchen appliances * Kitchen USB charging port * Smart thermostat * Spacious living room * Eat-in kitchen * Den * Dedicated laundry room * 5-panel interior doors * ENERGY STAR® certified home * Master-planned community * Swimming pool * Pavilion * Playground * Commuter-friendly location * Great shopping nearby

17. 2026-02-27
    price $259,995 457-char remark

    Show marketing remark (457 chars)

    * Dual-sink vanity at primary bath * Inviting front porch * Low-E windows * Whirlpool® stainless steel kitchen appliances * Kitchen USB charging port * Smart thermostat * Spacious living room * Eat-in kitchen * Den * Dedicated laundry room * 5-panel interior doors * ENERGY STAR® certified home * Master-planned community * Swimming pool * Pavilion * Playground * Commuter-friendly location * Great shopping nearby

18. 2025-07-16
    price $249,995 457-char remark

    Show marketing remark (457 chars)

    * Dual-sink vanity at primary bath * Inviting front porch * Low-E windows * Whirlpool® stainless steel kitchen appliances * Kitchen USB charging port * Smart thermostat * Spacious living room * Eat-in kitchen * Den * Dedicated laundry room * 5-panel interior doors * ENERGY STAR® certified home * Master-planned community * Swimming pool * Pavilion * Playground * Commuter-friendly location * Great shopping nearby

19. 2025-06-12
    price $239,995 457-char remark

    Show marketing remark (457 chars)

    * Dual-sink vanity at primary bath * Inviting front porch * Low-E windows * Whirlpool® stainless steel kitchen appliances * Kitchen USB charging port * Smart thermostat * Spacious living room * Eat-in kitchen * Den * Dedicated laundry room * 5-panel interior doors * ENERGY STAR® certified home * Master-planned community * Swimming pool * Pavilion * Playground * Commuter-friendly location * Great shopping nearby

20. 2025-02-22
    price $249,995 457-char remark

    Show marketing remark (457 chars)

    * Dual-sink vanity at primary bath * Inviting front porch * Low-E windows * Whirlpool® stainless steel kitchen appliances * Kitchen USB charging port * Smart thermostat * Spacious living room * Eat-in kitchen * Den * Dedicated laundry room * 5-panel interior doors * ENERGY STAR® certified home * Master-planned community * Swimming pool * Pavilion * Playground * Commuter-friendly location * Great shopping nearby

21. 2025-01-03
    price $259,995 457-char remark

    Show marketing remark (457 chars)

    * Dual-sink vanity at primary bath * Inviting front porch * Low-E windows * Whirlpool® stainless steel kitchen appliances * Kitchen USB charging port * Smart thermostat * Spacious living room * Eat-in kitchen * Den * Dedicated laundry room * 5-panel interior doors * ENERGY STAR® certified home * Master-planned community * Swimming pool * Pavilion * Playground * Commuter-friendly location * Great shopping nearby

22. 2024-08-13
    price $269,995 457-char remark

    Show marketing remark (457 chars)

    * Dual-sink vanity at primary bath * Inviting front porch * Low-E windows * Whirlpool® stainless steel kitchen appliances * Kitchen USB charging port * Smart thermostat * Spacious living room * Eat-in kitchen * Den * Dedicated laundry room * 5-panel interior doors * ENERGY STAR® certified home * Master-planned community * Swimming pool * Pavilion * Playground * Commuter-friendly location * Great shopping nearby

23. 2024-08-03
    listed $265,995 Active 457-char remark

    Show marketing remark (457 chars)

    * Dual-sink vanity at primary bath * Inviting front porch * Low-E windows * Whirlpool® stainless steel kitchen appliances * Kitchen USB charging port * Smart thermostat * Spacious living room * Eat-in kitchen * Den * Dedicated laundry room * 5-panel interior doors * ENERGY STAR® certified home * Master-planned community * Swimming pool * Pavilion * Playground * Commuter-friendly location * Great shopping nearby

ⓘ 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: $22,131
• − Mortgage interest: −$15,415
• − Property taxes: −$4,128
• − Insurance: −$1,376
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$8,005
• Taxable loss: −$10,334
• Est. tax savings @ 24.0%: +$2,480
• After-tax cash flow: $-2,858/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: 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 — 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 · 1,990,555 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: 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

-9.8% since first listed

9 events — show timeline

• 2026-03-27 Price Changed $239,995 Zillow
• 2026-03-07 Price Changed $249,995 Zillow
• 2026-02-27 Price Changed $259,995 Zillow
• 2025-07-16 Price Changed $249,995 Zillow
• 2025-06-12 Price Changed $239,995 Zillow
• 2025-02-22 Price Changed $249,995 Zillow
• 2025-01-03 Price Changed $259,995 Zillow
• 2024-08-13 Price Changed $269,995 Zillow
• 2024-08-03 Listed $265,995 Zillow