10255 Crossbuck · Converse, TX 78109

$220,000

3 bd · 2.0 ba · 1,494 sqft · SingleFamily public records · 79 Days on market

Built 2023 Good condition 5,401 sqft lot $147/sqft · 18% below area Est $268k · 18% under $38/mo HOA · 2% of rent ↓ 22% 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 +15.0/15.0
• Cash flow +7.4/30.0
• Condition / age +3.8/5.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 10255 Crossbuck in Converse, TX. This well maintained home offers comfort, convenience, and a prime location just minutes from Randolph Air Force Base, Fort Sam Houston, and SAMMC, making it an excellent option for military buyers or anyone needing quick base access. Located just off Graytown Road, this home provides easy connectivity to I10, I35, and Loop 1604, allowing for a smooth commute throughout San Antonio, New Braunfels, and surrounding areas. This home has been thoughtfully updated with fresh interior paint and durable luxury vinyl plank flooring throughout, giving it a clean, modern feel. Step outside to enjoy the extended stone patio, perfect for relaxing evenings or entertaining guests. Inside, you will find a functional layout with spacious living areas, a well sized kitchen ideal for everyday living, and comfortable bedrooms designed for relaxation. Conveniently located near shopping, dining, and local amenities, this home blends suburban comfort with city accessibility. Whether you are a first time buyer, military family, or investor, this property is a great opportunity.

Key facts

• Well sized kitchen
• Functional layout
• Extended stone patio

Tags

• EXTENDED STONE PATIO
• FRESH INTERIOR PAINT
• LUXURY VINYL PLANK FLOORING
• FUNCTIONAL LAYOUT
• WELL SIZED KITCHEN
• COMFORTABLE BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (15.9% below list).
• Recommended offer: $170k (22.5% 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: 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 soft (-1.1%/yr); 1152 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 79 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,491 (22.5% 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. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 4.76%
• Cash-on-cash: -5.46%
• DSCR: 0.76
• GRM: 9.9

CMA / ARV

• ARV (median comp): $267,620
• List price: $220,000
• Delta: -17.79%
• 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
10223 Barbeque Bay	0.29mi	3/2.0	1,571 (+5%)	14mo	$249,900	$159	66
7530 Autumn Brk	0.65mi	3/2.0	1,536 (+3%)	2mo	$223,500	$146	63
5711 Cicada Cir	0.47mi	3/2.0	1,459 (-2%)	14mo	$240,000	$164	62
10450 Canard Crst	0.42mi	3/2.0	1,548 (+4%)	16mo	$246,247	$159	61
5823 Seaside Mnr	0.61mi	3/2.0	1,500 (+0%)	16mo	$269,990	$180	58
9827 Autumn Holw	0.72mi	3/2.0	1,452 (-3%)	8mo	$179,000	$123	55
9923 Autumn Dawn	0.67mi	3/2.0	1,518 (+2%)	13mo	$218,000	$144	55
6430 Level Flight	0.45mi	3/2.0	1,276 (-15%)	1mo	$212,000	$166	54
6634 Willow Lndg	0.60mi	3/2.0	1,276 (-15%)	0mo	$199,000	$156	48
10551 Waverunner	0.59mi	3/2.0	1,675 (+12%)	10mo	$277,000	$165	44
9819 Autumn Arbor	0.62mi	3/2.0	1,337 (-10%)	12mo	$189,495	$142	44
7611 Citadel Peak	0.75mi	4/2.0 (+1)	1,707 (+14%)	16mo	$199,900	$117	23

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: -29.5%
• Equity multiple: 0.05×
• Total profit: $-58,760
• Equity at exit: $32,803

10-year hold

• IRR: -53.3%
• Equity multiple: -0.53×
• Total profit: $-94,449
• Equity at exit: $19,022

Cash invested: $61,600 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$459 /mo · $5,512/yr
• Insurance: −$92
• HOA: −$38
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-280

Break-even live

Break-even rent $2,206

Max offer price $170,491

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10318 Glimmer Converse, TX	4.0	2.5	1837	$2,050	$1.12	10d	1	0.05mi
10310 Glimmer Converse, TX	4.0	2.5	1650	$1,850	$1.12	4d	1	0.07mi
10427 Canard Crst Converse, TX	3.0	2.0	1440	$1,550	$1.08	17d	1	0.37mi
10403 Midsummer Mdw Converse, TX	4.0	2.0	1699	$1,775	$1.04	24d	1	0.37mi
5950 Frisbee Path Converse, TX	4.0	2.0	1667	$1,700	$1.02	43d	1	0.43mi
6562 Runaway Row Converse, TX	3.0	2.0	1440	$1,500	$1.04	43d	1	0.45mi
10310 Waverunner Converse, TX	3.0	2.0	1474	$1,695	$1.15	3d	1	0.50mi
10410 Waverunner Converse, TX	3.0	2.0	1458	$1,750	$1.20	24d	1	0.54mi
6702 Willow Lndg Converse, TX	3.0	2.0	1270	$1,400	$1.10	24d	1	0.63mi
6855 Burgess Rdg Converse, TX	4.0	2.0	1635	$1,875	$1.15	43d	1	0.69mi
9714 Autumn Holw Converse, TX	3.0	2.0	1529	$1,650	$1.08	24d	1	0.83mi
10031 Red Iron Crk Converse, TX	3.0	2.0	1259	$1,600	$1.27	24d	1	0.91mi
9711 Copper Rock Converse, TX	3.0	2.0	1327	$1,645	$1.24	43d	1	0.97mi
9619 Copper Rock Converse, TX	3.0	2.0	1301	$1,700	$1.31	43d	1	1.05mi
6426 Thorpe Holw Converse, TX	3.0	2.5	1414	$1,600	$1.13	24d	1	1.18mi
9310 Nubuck Br Converse, TX	3.0	2.0	1525	$1,895	$1.24	4d	1	1.30mi
9219 Bennett Frst Converse, TX	3.0	2.0	1526	$1,900	$1.25	43d	1	1.32mi
9234 Foxing Blfs Converse, TX	3.0	2.5	1414	$1,825	$1.29	3d	1	1.33mi
9219 Foxing Blfs Converse, TX	3.0	2.0	1526	$1,850	$1.21	24d	1	1.35mi
5510 Cibolo Pass Unit 1 Converse, TX	3.0	2.0	1253	$1,695	$1.35	24d	1	1.38mi
11710 California Rose Converse, TX	4.0	2.5	1867	$1,635	$0.88	22d	1	1.41mi
5625 Rowan RDG Converse, TX	3.0	2.5	1605	$1,700	$1.06	4d	1	1.41mi
11621 Dog Rose Converse, TX	4.0	2.0	1500	$1,495	$1.00	4d	1	1.41mi
11810 Spiderwort RDG Converse, TX	4.0	2.5	1535	$1,497	$0.98	43d	1	1.41mi
5435 Devils Gate Unit 1 Converse, TX	3.0	2.0	1243	$1,650	$1.33	14d	1	1.48mi
5435 Devils Gate Converse, TX	3.0	2.0	1243	$1,650	$1.33	2d	1	1.48mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 19 events

1. 2026-06-10
   status $220,000 Pending 79 DOM
2. 2026-06-09
   days on market $220,000 Active Option 79 DOM
3. 2026-06-08
   days on market $220,000 Active Option 78 DOM
4. 2026-06-07
   days on market $220,000 Active Option 77 DOM
5. 2026-06-04
   days on market $220,000 Active Option 74 DOM
6. 2026-06-03
   days on market $220,000 Active Option 73 DOM
7. 2026-06-02
   days on market $220,000 Active Option 72 DOM
8. 2026-06-01
   days on market $220,000 Active Option 71 DOM
9. 2026-05-31
   days on market $220,000 Active Option 70 DOM
10. 2026-05-06
    historical Active Option 1120-char remark

    Show marketing remark (1120 chars)

    Welcome to 10255 Crossbuck in Converse, TX. This well maintained home offers comfort, convenience, and a prime location just minutes from Randolph Air Force Base, Fort Sam Houston, and SAMMC, making it an excellent option for military buyers or anyone needing quick base access. Located just off Graytown Road, this home provides easy connectivity to I10, I35, and Loop 1604, allowing for a smooth commute throughout San Antonio, New Braunfels, and surrounding areas. This home has been thoughtfully updated with fresh interior paint and durable luxury vinyl plank flooring throughout, giving it a clean, modern feel. Step outside to enjoy the extended stone patio, perfect for relaxing evenings or entertaining guests. Inside, you will find a functional layout with spacious living areas, a well sized kitchen ideal for everyday living, and comfortable bedrooms designed for relaxation. Conveniently located near shopping, dining, and local amenities, this home blends suburban comfort with city accessibility. Whether you are a first time buyer, military family, or investor, this property is a great opportunity.

11. 2026-04-13
    price $220,000 1120-char remark

    Show marketing remark (1120 chars)

    Welcome to 10255 Crossbuck in Converse, TX. This well maintained home offers comfort, convenience, and a prime location just minutes from Randolph Air Force Base, Fort Sam Houston, and SAMMC, making it an excellent option for military buyers or anyone needing quick base access. Located just off Graytown Road, this home provides easy connectivity to I10, I35, and Loop 1604, allowing for a smooth commute throughout San Antonio, New Braunfels, and surrounding areas. This home has been thoughtfully updated with fresh interior paint and durable luxury vinyl plank flooring throughout, giving it a clean, modern feel. Step outside to enjoy the extended stone patio, perfect for relaxing evenings or entertaining guests. Inside, you will find a functional layout with spacious living areas, a well sized kitchen ideal for everyday living, and comfortable bedrooms designed for relaxation. Conveniently located near shopping, dining, and local amenities, this home blends suburban comfort with city accessibility. Whether you are a first time buyer, military family, or investor, this property is a great opportunity.

12. 2026-03-22
    listed $227,000 New 1120-char remark

    Show marketing remark (1120 chars)

    Welcome to 10255 Crossbuck in Converse, TX. This well maintained home offers comfort, convenience, and a prime location just minutes from Randolph Air Force Base, Fort Sam Houston, and SAMMC, making it an excellent option for military buyers or anyone needing quick base access. Located just off Graytown Road, this home provides easy connectivity to I10, I35, and Loop 1604, allowing for a smooth commute throughout San Antonio, New Braunfels, and surrounding areas. This home has been thoughtfully updated with fresh interior paint and durable luxury vinyl plank flooring throughout, giving it a clean, modern feel. Step outside to enjoy the extended stone patio, perfect for relaxing evenings or entertaining guests. Inside, you will find a functional layout with spacious living areas, a well sized kitchen ideal for everyday living, and comfortable bedrooms designed for relaxation. Conveniently located near shopping, dining, and local amenities, this home blends suburban comfort with city accessibility. Whether you are a first time buyer, military family, or investor, this property is a great opportunity.

13. 2024-07-25
    soldstatus Sold 210-char remark

    Show marketing remark (210 chars)

    The Independence has space for comfortable everyday living and entertaining. Separate dining and kitchen areas offer casual and formal gathering options and the spacious great room is the perfect retreat space.

14. 2024-05-06
    status Pending 210-char remark

    Show marketing remark (210 chars)

    The Independence has space for comfortable everyday living and entertaining. Separate dining and kitchen areas offer casual and formal gathering options and the spacious great room is the perfect retreat space.

15. 2024-04-12
    price $291,080 210-char remark

    Show marketing remark (210 chars)

    The Independence has space for comfortable everyday living and entertaining. Separate dining and kitchen areas offer casual and formal gathering options and the spacious great room is the perfect retreat space.

16. 2024-03-14
    price $290,080 210-char remark

    Show marketing remark (210 chars)

    The Independence has space for comfortable everyday living and entertaining. Separate dining and kitchen areas offer casual and formal gathering options and the spacious great room is the perfect retreat space.

17. 2024-02-02
    price $288,580 210-char remark

    Show marketing remark (210 chars)

    The Independence has space for comfortable everyday living and entertaining. Separate dining and kitchen areas offer casual and formal gathering options and the spacious great room is the perfect retreat space.

18. 2024-01-20
    price $288,080 210-char remark

    Show marketing remark (210 chars)

    The Independence has space for comfortable everyday living and entertaining. Separate dining and kitchen areas offer casual and formal gathering options and the spacious great room is the perfect retreat space.

19. 2023-10-19
    listed $283,080 New 210-char remark

    Show marketing remark (210 chars)

    The Independence has space for comfortable everyday living and entertaining. Separate dining and kitchen areas offer casual and formal gathering options and the spacious great room is the perfect retreat space.

ⓘ 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: $5,512 · $459/mo
• Projected year-2 tax: $5,512 · $459/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 7 d/yr ≥108°F today · 23 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: $22,215
• − Mortgage interest: −$12,323
• − Property taxes: −$5,512
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − HOA: −$456
• − Depreciation: −$6,400
• Taxable loss: −$7,131
• Est. tax savings @ 24.0%: +$1,712
• After-tax cash flow: $-1,652/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

Good 75/100 Cosmetic rehab

This well-maintained single-family home offers a good condition with fresh updates and a prime location.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ 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: 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

• 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

-22.3% since first listed

10 events — show timeline

• 2026-05-06 Contingent — LERA
• 2026-04-13 Price Changed $220,000 LERA
• 2026-03-22 Listed $227,000 LERA
• 2024-07-25 Sold (MLS) — LERA
• 2024-05-06 Pending — LERA
• 2024-04-12 Price Changed $291,080 LERA
• 2024-03-14 Price Changed $290,080 LERA
• 2024-02-02 Price Changed $288,580 LERA
• 2024-01-20 Price Changed $288,080 LERA
• 2023-10-19 Listed $283,080 LERA

Property tax history

+93.9%/yr

Latest (2025): $5,512 · +17.2% YoY. Source: county tax records.