8023 Copper Trl · Converse, TX 78244

$217,000

3 bd · 2.0 ba · 1,774 sqft · SingleFamily public records · 69 Days on market

Built 1986 7,666 sqft lot $122/sqft · 10% below area Est $242k · 10% under

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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 +12.1/15.0
• Cash flow +10.7/30.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• 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

This beautiful 3-bedroom, 2-bath home offers 1,774 sq. ft. of comfortable living space designed for modern living. Featuring generous living areas and an open layout, the home flows effortlessly from room to room, creating an inviting space for both everyday living and entertaining. The kitchen is equipped with stainless steel appliances and sleek black granite countertops, offering both style and functionality. Tall, vaulted ceilings enhance the sense of space and natural light throughout the home, while two cozy fireplaces add warmth and character to the living areas. Enjoy the flexibility of two separate living areas, a dedicated dining room, and a well-appointed kitchen area that serves as the heart of the home. Step outside to a newly tiled back patio overlooking a spacious private backyard-perfect for relaxing, hosting, or creating your own outdoor retreat. Additional highlights include a brand-new roof with warranty, giving you peace of mind for years to come. This property delivers the space you need without sacrificing location or affordability-the perfect place to call home.

Key facts

• Two cozy fireplaces
• 7,666 sq ft lot
• 2 garage spots

Tags

• STAINLESS STEEL APPLIANCES
• BLACK GRANITE COUNTERTOPS
• TALL VAULTED CEILINGS
• TWO COZY FIREPLACES
• NEWLY TILED BACK PATIO
• SPACIOUS PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $217k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (18.8% below list).
• Recommended offer: $176k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.4% 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: schools C-, crime C-, amenities 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.
• Market conditions: Rents flat; 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 69 days — a 6% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,188 (18.8% 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 69 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

• ARV (median comp): $241,659
• List price: $217,000
• Delta: -10.20%
• 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
8032 Dove Trl	0.09mi	4/2.0 (+1)	1,826 (+3%)	2mo	$239,900	$131	84
7138 Sunlit Trl	0.33mi	4/2.0 (+1)	1,808 (+2%)	0mo	$225,000	$124	76
8178 Mescal Trl	0.35mi	3/2.0	1,895 (+7%)	3mo	$199,999	$106	70
7127 Elk Trl	0.41mi	3/2.0	1,884 (+6%)	4mo	$257,500	$137	68
7931 Pecan Hts	0.58mi	3/2.5	1,698 (-4%)	1mo	$204,799	$121	63
7309 Battle Basin	0.41mi	4/2.5 (+1)	1,706 (-4%)	6mo	$249,500	$146	62
7906 Millers Trl	0.71mi	3/2.5	1,623 (-8%)	2mo	$238,000	$147	49
6670 Snow Meadow Dr	0.63mi	3/2.0	1,513 (-15%)	2mo	$169,900	$112	45
8343 Bent Mdw	0.73mi	3/2.0	1,952 (+10%)	6mo	$219,999	$113	44
6630 Snow Mdw	0.72mi	3/2.0	1,525 (-14%)	0mo	$215,000	$141	43
7935 Sonny Rdg	0.68mi	3/2.0	1,527 (-14%)	3mo	$195,000	$128	42
6534 Beech Trl	0.72mi	3/2.0	1,520 (-14%)	4mo	$202,000	$133	39

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: -22.2%
• Equity multiple: 0.25×
• Total profit: $-45,573
• Equity at exit: $32,355

10-year hold

• IRR: -22.9%
• Equity multiple: -0.04×
• Total profit: $-63,302
• Equity at exit: $18,762

Cash invested: $60,760 (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: 187
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$1,138
• Tax from tax record: −$266 /mo · $3,193/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-103

Break-even live

Break-even rent $1,892

Max offer price $198,883

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: $54,250
• Closing costs: $6,510
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8005 Copper Trail Dr San Antonio, TX	4.0	2.5	2319	$1,600	$0.69	24d	1	0.03mi
7011 Beech Trail Dr San Antonio, TX	3.0	2.0	1704	$4,500	$2.64	2d	1	0.08mi
8043 Dove Trail Dr San Antonio, TX	4.0	2.0	2319	$1,800	$0.78	14d	1	0.09mi
8039 Sunshine Trail Dr San Antonio, TX	3.0	2.0	1774	$1,745	$0.98	4d	1	0.14mi
7135 Grassy Trl San Antonio, TX	3.0	2.0	1422	$2,000	$1.41	43d	1	0.22mi
8111 Mescal Trl San Antonio, TX	4.0	2.5	2521	$1,899	$0.75	43d	1	0.23mi
7114 Elm Trail Dr San Antonio, TX	3.0	2.0	1332	$1,600	$1.20	43d	1	0.33mi
8008 Wayword Trl San Antonio, TX	4.0	2.5	2010	$1,895	$0.94	4d	1	0.34mi
8162 Heights Vly Converse, TX	4.0	2.5	1828	$1,680	$0.92	43d	1	0.37mi
7550 Ledgebrook Dr San Antonio, TX	4.0	2.0	1782	$1,650	$0.93	24d	1	0.37mi
8251 Sunshine Trail Dr San Antonio, TX	3.0	2.0	1627	$1,695	$1.04	24d	1	0.38mi
8210 Steep Vly Converse, TX	3.0	2.5	1757	$1,485	$0.85	43d	1	0.43mi
8007 Chestnut Bluff Dr Converse, TX	4.0	2.5	2145	$1,825	$0.85	14d	1	0.43mi
8304 Heights Vly Converse, TX	3.0	2.0	1249	$1,450	$1.16	14d	1	0.46mi
7402 Anchors Peak San Antonio, TX	4.0	2.5	2502	$1,999	$0.80	43d	1	0.49mi
8314 Steep Vly Converse, TX	4.0	3.0	2316	$1,625	$0.70	24d	1	0.49mi
7507 Echo Trl San Antonio, TX	3.0	2.0	1456	$1,600	$1.10	43d	1	0.54mi
7422 Branching Peak San Antonio, TX	3.0	2.5	1605	$1,669	$1.04	2d	1	0.57mi
7919 Wayside Trl San Antonio, TX	3.0	2.0	1453	$1,400	$0.96	43d	1	0.57mi
6461 Firestone Pkwy San Antonio, TX	3.0	2.0	1778	$1,695	$0.95	43d	1	0.58mi
7407 Tom Kite Ct San Antonio, TX	3.0	2.5	2415	$2,095	$0.87	4d	1	0.59mi
6106 Secret Shrs San Antonio, TX	3.0	2.5	1698	$1,500	$0.88	24d	1	0.59mi
8203 Maple Meadow Dr Converse, TX	4.0	2.5	2340	$1,759	$0.75	2d	1	0.59mi
7223 Archers Coach San Antonio, TX	3.0	2.0	1370	$1,485	$1.08	3d	1	0.60mi
7807 Pecan Hts San Antonio, TX	3.0	2.0	1520	$1,600	$1.05	14d	1	0.60mi
7500 Paradise Rd San Antonio, TX	3.0	2.0	1650	$1,950	$1.18	43d	1	0.61mi
7323 Booker Bay San Antonio, TX	3.0	2.0	1388	$1,495	$1.08	43d	1	0.63mi
6619 Meadow Fawn Dr Converse, TX	4.0	2.5	2399	$1,955	$0.81	2d	1	0.63mi
6311 Encanto Point Dr San Antonio, TX	3.0	2.5	2340	$1,645	$0.70	14d	1	0.63mi
6623 Meadow Dawn Dr Converse, TX	3.0	2.0	1513	$1,600	$1.06	43d	1	0.64mi
7379 Longing Trl Unit 1 San Antonio, TX	3.0	2.0	2432	$1,350	$0.56	12d	1	0.64mi
7422 Radford Trl San Antonio, TX	4.0	2.0	1800	$1,695	$0.94	24d	1	0.64mi
7611 Overview Pl San Antonio, TX	3.0	2.0	1451	$1,750	$1.21	14d	1	0.64mi
7510 Legend Rock San Antonio, TX	3.0	2.0	2162	$1,875	$0.87	24d	1	0.66mi
7443 Longing Trl San Antonio, TX	3.0	2.0	1487	$1,495	$1.01	12d	1	0.72mi
6718 Haven Meadow Dr Converse, TX	4.0	2.5	2278	$1,700	$0.75	24d	1	0.73mi
8003 Chestnut Manor Dr Converse, TX	3.0	2.0	1641	$1,795	$1.09	16d	1	0.74mi
8335 Bent Meadow Dr Converse, TX	3.0	2.0	1513	$1,595	$1.05	43d	1	0.74mi
8011 Chestnut Barr Dr Converse, TX	3.0	2.0	1520	$1,665	$1.10	43d	1	0.74mi
8015 Chestnut Barr Dr Converse, TX	4.0	3.0	2300	$1,849	$0.80	3d	1	0.75mi

Listing history 21 events

1. 2026-06-13
   statusdays on market $217,000 Pending 69 DOM
2. 2026-06-09
   statusdays on market $217,000 Active Option 66 DOM
3. 2026-06-08
   days on market $217,000 Active 65 DOM
4. 2026-06-07
   days on market $217,000 Active 64 DOM
5. 2026-06-04
   days on market $217,000 Active 61 DOM
6. 2026-06-03
   days on market $217,000 Active 60 DOM
7. 2026-06-02
   statusdays on market $217,000 Active 59 DOM
8. 2026-06-01
   days on market $217,000 Back on Market 58 DOM
9. 2026-05-31
   days on market $217,000 Back on Market 57 DOM
10. 2026-05-06
    historical Active Option 1104-char remark

    Show marketing remark (1104 chars)

    This beautiful 3-bedroom, 2-bath home offers 1,774 sq. ft. of comfortable living space designed for modern living. Featuring generous living areas and an open layout, the home flows effortlessly from room to room, creating an inviting space for both everyday living and entertaining. The kitchen is equipped with stainless steel appliances and sleek black granite countertops, offering both style and functionality. Tall, vaulted ceilings enhance the sense of space and natural light throughout the home, while two cozy fireplaces add warmth and character to the living areas. Enjoy the flexibility of two separate living areas, a dedicated dining room, and a well-appointed kitchen area that serves as the heart of the home. Step outside to a newly tiled back patio overlooking a spacious private backyard-perfect for relaxing, hosting, or creating your own outdoor retreat. Additional highlights include a brand-new roof with warranty, giving you peace of mind for years to come. This property delivers the space you need without sacrificing location or affordability-the perfect place to call home.

11. 2026-04-04
    listed $217,000 New 1104-char remark

    Show marketing remark (1104 chars)

    This beautiful 3-bedroom, 2-bath home offers 1,774 sq. ft. of comfortable living space designed for modern living. Featuring generous living areas and an open layout, the home flows effortlessly from room to room, creating an inviting space for both everyday living and entertaining. The kitchen is equipped with stainless steel appliances and sleek black granite countertops, offering both style and functionality. Tall, vaulted ceilings enhance the sense of space and natural light throughout the home, while two cozy fireplaces add warmth and character to the living areas. Enjoy the flexibility of two separate living areas, a dedicated dining room, and a well-appointed kitchen area that serves as the heart of the home. Step outside to a newly tiled back patio overlooking a spacious private backyard-perfect for relaxing, hosting, or creating your own outdoor retreat. Additional highlights include a brand-new roof with warranty, giving you peace of mind for years to come. This property delivers the space you need without sacrificing location or affordability-the perfect place to call home.

12. 2017-09-19
    soldstatus
13. 2017-09-12
    soldstatus Sold 163-char remark

    Show marketing remark (163 chars)

    Great 3 BR 2 BA 2 car garage cash investment property for rehab or rental. Sold As Is. Seller will not make repairs. ARV about $145K. Rental comps are $1200-$1350.

14. 2017-08-29
    status Pending 163-char remark

    Show marketing remark (163 chars)

    Great 3 BR 2 BA 2 car garage cash investment property for rehab or rental. Sold As Is. Seller will not make repairs. ARV about $145K. Rental comps are $1200-$1350.

15. 2017-08-22
    historical Active Option 163-char remark

    Show marketing remark (163 chars)

    Great 3 BR 2 BA 2 car garage cash investment property for rehab or rental. Sold As Is. Seller will not make repairs. ARV about $145K. Rental comps are $1200-$1350.

16. 2017-08-17
    price $100,000 163-char remark

    Show marketing remark (163 chars)

    Great 3 BR 2 BA 2 car garage cash investment property for rehab or rental. Sold As Is. Seller will not make repairs. ARV about $145K. Rental comps are $1200-$1350.

17. 2017-08-16
    status Price Change 163-char remark

    Show marketing remark (163 chars)

    Great 3 BR 2 BA 2 car garage cash investment property for rehab or rental. Sold As Is. Seller will not make repairs. ARV about $145K. Rental comps are $1200-$1350.

18. 2017-08-14
    historical Active Option 163-char remark

    Show marketing remark (163 chars)

    Great 3 BR 2 BA 2 car garage cash investment property for rehab or rental. Sold As Is. Seller will not make repairs. ARV about $145K. Rental comps are $1200-$1350.

19. 2017-08-10
    listed $110,000 New 163-char remark

    Show marketing remark (163 chars)

    Great 3 BR 2 BA 2 car garage cash investment property for rehab or rental. Sold As Is. Seller will not make repairs. ARV about $145K. Rental comps are $1200-$1350.

20. 2003-06-30
    soldstatus
21. 1997-11-10
    soldstatus

ⓘ 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: $3,193 · $266/mo
• Projected year-2 tax: $3,971 · $331/mo
• Expected delta: +$778/yr (+$65/mo · 24.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $21,143
• − Mortgage interest: −$12,155
• − Property taxes: −$3,193
• − Insurance: −$1,085
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$6,313
• Taxable loss: −$4,986
• Est. tax savings @ 24.0%: +$1,197
• After-tax cash flow: $-34/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

+97.3% since first listed

12 events — show timeline

• 2026-05-06 Contingent — LERA
• 2026-04-04 Listed $217,000 LERA
• 2017-09-19 Sold (Public Records) — Public Records
• 2017-09-12 Sold (MLS) — LERA
• 2017-08-29 Pending — LERA
• 2017-08-22 Contingent — LERA
• 2017-08-17 Price Changed $100,000 LERA
• 2017-08-16 Relisted — LERA
• 2017-08-14 Contingent — LERA
• 2017-08-10 Listed $110,000 LERA
• 2003-06-30 Sold (Public Records) — Public Records
• 1997-11-10 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $3,193 · -6.2% YoY. Source: county tax records.