4934 Daisy Blossom · Converse, TX 78109

$120,999

2 bd · 2.0 ba · 850 sqft · SingleFamily · 135 Days on market

Built 2026 Excellent condition 4,791 sqft lot $142/sqft · 9% below area Est $132k · 9% under $56/mo HOA · 4% of rent ↓ 6% since listing

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Why this score? — see what drove the C+ 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 +22.9/30.0
• ARV discount +11.4/15.0
• DSCR +7.3/10.0
• 1% rule +6.6/10.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• Rent growth +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Felton - This two-story home features a low-maintenance and modern design offering ample space to live and grow. An open-concept layout on the first floor combines the kitchen and living room to simplify everyday multitasking, and the luxurious owner's suite is tucked away at the back of the home, complete with an en-suite bathroom and walk-in closet. A versatile loft and secondary bedroom share the second floor. Estimated Completion July 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

• 4,791 sq ft lot
• Built 2026
• Listed 134 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $121k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $121k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.4% in Converse — 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 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.
• 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: East Central Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% 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); 1440 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $836 of loan paydown is wiped out by about $4k 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 135 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Recommended offer $106,479 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 7.2

CMA / ARV

• ARV (median comp): $132,467
• List price: $120,999
• Delta: -8.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4938 Daisy Blossom	0.00mi	2/2.0	850 (0%)	1mo	$122,999	$145	99
4942 Daisy Blossom	0.01mi	2/2.0	850 (0%)	2mo	$127,999	$151	98
4946 Daisy Blossom	0.01mi	2/2.0	850 (0%)	3mo	$125,999	$148	97
4954 Daisy Blossom	0.02mi	2/2.0	850 (0%)	2mo	$125,999	$148	97
4950 Daisy Blossom	0.02mi	2/2.0	850 (0%)	3mo	$142,999	$168	96
5038 Primrose Rdg	0.10mi	2/2.0	850 (0%)	1mo	$120,999	$142	95
5022 Primrose Rdg	0.08mi	2/2.0	850 (0%)	2mo	$128,999	$152	94
5010 Primrose Rdg	0.07mi	2/2.0	850 (0%)	4mo	$140,999	$166	93
5030 Primrose Rdg	0.09mi	2/2.0	850 (0%)	4mo	$134,999	$159	93
5034 Primrose Rdg	0.09mi	2/2.0	850 (0%)	4mo	$124,999	$147	93
5039 Primrose Rdg	0.09mi	2/2.0	850 (0%)	4mo	$114,999	$135	92
5042 Primrose Rdg	0.10mi	2/2.0	850 (0%)	4mo	$144,999	$171	92

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: -8.4%
• Equity multiple: 0.70×
• Total profit: $-10,127
• Equity at exit: $18,041

10-year hold

• IRR: -3.6%
• Equity multiple: 0.79×
• Total profit: $-7,016
• Equity at exit: $10,462

Cash invested: $33,880 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 6 under contract
• Months of supply: 1.2 mo (83%/mo absorbed)
• Median asking: $135,999 ($160/sqft)
• Median days on market: 629 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -2.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78109

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1440
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$635
• Tax est. 1.5%: −$151 /mo · $1,815/yr
• Insurance: −$50
• HOA: −$56
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $212

Break-even live

Break-even rent $1,129

Max offer price $120,999

Occupancy floor 80%

Sensitivity live

Price	-10% $296	-5% $254	+0% $212	+5% $170	+10% $129
Rent	-10% $102	-5% $157	+0% $212	+5% $268	+10% $323
Rate	-1.0pp $273	-0.5pp $243	base $212	+0.5pp $181	+1.0pp $149

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: $30,250
• Closing costs: $3,630
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5010 Primrose Rdg Converse, TX	2.0	2.0	850	$1,295	$1.52	93d	1	0.08mi
5015 Daisy Blossom Converse, TX	2.0	2.0	852	$1,290	$1.51	53d	1	0.10mi
12135 Floral Blossom Converse, TX	2.0	2.5	1015	$1,250	$1.23	48d	1	0.15mi
12135 Floral Blossom Converse, TX	2.0	2.5	1015	$1,250	$1.23	18d	1	0.15mi
12414 San Crispin Converse, TX	1.0	1.0	675	$970	$1.44	93d	1	0.75mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$1,910	$1.10	9d	1	1.49mi

Listing history 43 events

1. 2026-08-08
   statusdays on market $120,999 Active 135 DOM
2. 2026-08-06
   days on market $120,999 Price Change 133 DOM
3. 2026-08-05
   days on market $120,999 Price Change 132 DOM
4. 2026-08-04
   days on market $120,999 Price Change 131 DOM
5. 2026-08-03
   days on market $120,999 Price Change 130 DOM
6. 2026-07-31
   days on market $120,999 Price Change 127 DOM
7. 2026-07-30
   days on market $120,999 Price Change 125 DOM
8. 2026-07-28
   pricestatusdays on market $120,999 Price Change 124 DOM
9. 2026-07-26
   pricestatusdays on market $140,999 Back on Market 122 DOM
10. 2026-07-09
    statusdays on market $124,999 Pending 120 DOM
11. 2026-07-07
    days on market $124,999 Active 119 DOM
12. 2026-07-06
    days on market $124,999 Active 118 DOM
13. 2026-07-05
    days on market $124,999 Active 117 DOM
14. 2026-07-03
    days on market $124,999 Active 115 DOM
15. 2026-07-02
    days on market $124,999 Active 114 DOM
16. 2026-07-01
    days on market $124,999 Active 113 DOM
17. 2026-06-30
    days on market $124,999 Active 112 DOM
18. 2026-06-29
    days on market $124,999 Active 111 DOM
19. 2026-06-28
    days on market $124,999 Active 110 DOM
20. 2026-06-27
    statusdays on market $124,999 Active 109 DOM
21. 2026-06-26
    days on market $124,999 Price Change 108 DOM
22. 2026-06-24
    days on market $124,999 Price Change 106 DOM
23. 2026-06-22
    days on market $124,999 Price Change 104 DOM
24. 2026-06-21
    days on market $124,999 Price Change 103 DOM
25. 2026-06-18
    days on market $124,999 Price Change 100 DOM
26. 2026-06-17
    pricedays on market $124,999 Price Change 99 DOM
27. 2026-06-16
    days on market $129,999 Price Change 98 DOM
28. 2026-06-15
    days on market $129,999 Price Change 97 DOM
29. 2026-06-13
    pricestatusdays on market $129,999 Price Change 95 DOM
30. 2026-06-09
    days on market $125,999 Active 91 DOM
31. 2026-06-08
    days on market $125,999 Active 90 DOM
32. 2026-06-07
    statusdays on market $125,999 Active 89 DOM
33. 2026-06-04
    days on market $125,999 Price Change 86 DOM
34. 2026-06-03
    days on market $125,999 Price Change 85 DOM
35. 2026-06-02
    days on market $125,999 Price Change 84 DOM
36. 2026-06-01
    days on market $125,999 Price Change 83 DOM
37. 2026-05-31
    days on market $125,999 Price Change 82 DOM
38. 2026-05-13
    price $132,999 608-char remark

    Show marketing remark (608 chars)

    The Felton - This two-story home features a low-maintenance and modern design offering ample space to live and grow. An open-concept layout on the first floor combines the kitchen and living room to simplify everyday multitasking, and the luxurious owner's suite is tucked away at the back of the home, complete with an en-suite bathroom and walk-in closet. A versatile loft and secondary bedroom share the second floor. Estimated Completion July 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.

39. 2026-05-09
    price $134,999 608-char remark

    Show marketing remark (608 chars)

    The Felton - This two-story home features a low-maintenance and modern design offering ample space to live and grow. An open-concept layout on the first floor combines the kitchen and living room to simplify everyday multitasking, and the luxurious owner's suite is tucked away at the back of the home, complete with an en-suite bathroom and walk-in closet. A versatile loft and secondary bedroom share the second floor. Estimated Completion July 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.

40. 2026-05-06
    price $133,999 608-char remark

    Show marketing remark (608 chars)

    The Felton - This two-story home features a low-maintenance and modern design offering ample space to live and grow. An open-concept layout on the first floor combines the kitchen and living room to simplify everyday multitasking, and the luxurious owner's suite is tucked away at the back of the home, complete with an en-suite bathroom and walk-in closet. A versatile loft and secondary bedroom share the second floor. Estimated Completion July 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.

41. 2026-05-02
    price $131,999 608-char remark

    Show marketing remark (608 chars)

    The Felton - This two-story home features a low-maintenance and modern design offering ample space to live and grow. An open-concept layout on the first floor combines the kitchen and living room to simplify everyday multitasking, and the luxurious owner's suite is tucked away at the back of the home, complete with an en-suite bathroom and walk-in closet. A versatile loft and secondary bedroom share the second floor. Estimated Completion July 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.

42. 2026-03-18
    price $141,999 608-char remark

    Show marketing remark (608 chars)

    The Felton - This two-story home features a low-maintenance and modern design offering ample space to live and grow. An open-concept layout on the first floor combines the kitchen and living room to simplify everyday multitasking, and the luxurious owner's suite is tucked away at the back of the home, complete with an en-suite bathroom and walk-in closet. A versatile loft and secondary bedroom share the second floor. Estimated Completion July 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.

43. 2026-03-10
    listed $140,999 New 608-char remark

    Show marketing remark (608 chars)

    The Felton - This two-story home features a low-maintenance and modern design offering ample space to live and grow. An open-concept layout on the first floor combines the kitchen and living room to simplify everyday multitasking, and the luxurious owner's suite is tucked away at the back of the home, complete with an en-suite bathroom and walk-in closet. A versatile loft and secondary bedroom share the second floor. Estimated Completion July 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.

ⓘ 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: $16,777
• − Mortgage interest: −$6,778
• − Property taxes: −$1,815
• − Insurance: −$605
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − HOA: −$672
• − Depreciation: −$3,520
• Taxable income: $703
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $2,379/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 · 6 photos

Excellent 95/100 None rehab

This two-story home is in excellent condition with modern design and ample space. It is move-in ready with no visible repairs or maintenance needed.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Resale Kitchen appliances maintenance — Keeps appliances in top condition for potential buyers. ↑

F Composite school gradezoned avg 22/100

Zoned Schools

Middle East Central Heritage Middle F TX #1,478/1,662 Nat'l #12,017/14,009 High East Central H S F TX #1,264/1,632 Nat'l #12,478/17,239

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

C Composite livability gradescore 66/100

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 · 2,336,851 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: 16% of renters

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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%

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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%

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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

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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

-5.7% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $132,999 LERA
• 2026-05-09 Price Changed $134,999 LERA
• 2026-05-06 Price Changed $133,999 LERA
• 2026-05-02 Price Changed $131,999 LERA
• 2026-03-18 Price Changed $141,999 LERA
• 2026-03-10 Listed $140,999 LERA