6634 Willow Lndg · Converse, TX 78109

$199,000

3 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 92 Days on market

Built 2022 Good condition 5,357 sqft lot $156/sqft · 20% below area Est $250k · 20% under $33/mo HOA · 2% of rent ↓ 12% 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 +7.8/30.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller! One or more photos have been virtually staged. Welcome to this inviting 3-bedroom, 2-bathroom home featuring thoughtfully designed finishes and a well-planned open layout. The spacious kitchen overlooks the living and dining areas, creating a seamless flow that's ideal for both everyday living and entertaining. The primary bedroom offers a comfortable retreat with an ensuite bathroom and a walk-in closet, while the additional bedrooms provide flexible space for guests or a home office. A dedicated laundry area adds everyday convenience, and the double garage offers ample room for vehicles and extra storage. With its functional design and welcoming feel, this home presents a great opportunity for those seeking comfort, space, and convenience.

Key facts

• 5,357 sq ft lot
• 2 garage spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (14.6% below list).
• Recommended offer: $160k (19.7% 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; 13 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 $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 92 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $159,777 (19.7% 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 92 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.78%
• DSCR: 0.79
• GRM: 9.8

CMA / ARV

• ARV (median comp): $250,103
• List price: $199,000
• Delta: -20.43%
• 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
6634 Willow Lndg	0.00mi	3/2.0	1,276 (0%)	0mo	$199,000	$156	100
6430 Level Flight	0.25mi	3/2.0	1,276 (0%)	1mo	$212,000	$166	88
6823 Burgess Rdg	0.20mi	3/2.0	1,266 (-1%)	21mo	$215,999	$171	72
5726 Leisure Cres	0.54mi	3/2.0	1,217 (-5%)	2mo	$205,000	$168	65
6419 Cibolo Spgs	0.38mi	3/2.0	1,266 (-1%)	20mo	$229,999	$182	64
10418 Salitrillo Bnd	0.37mi	3/2.0	1,242 (-3%)	21mo	$233,044	$188	61
6570 Cibolo Spgs	0.18mi	3/2.0	1,167 (-8%)	20mo	$239,990	$206	61
10706 Iron Compass	0.09mi	3/2.0	1,440 (+13%)	19mo	$233,499	$162	58
10319 Big Four	0.58mi	3/2.0	1,202 (-6%)	8mo	$205,000	$171	57
5711 Cicada Cir	0.57mi	3/2.0	1,459 (+14%)	14mo	$240,000	$164	38
10248 Band Wagon	0.66mi	3/2.0	1,408 (+10%)	17mo	$263,830	$187	38
10235 Band Wagon	0.67mi	3/2.0	1,408 (+10%)	17mo	$269,730	$192	37

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: -28.3%
• Equity multiple: 0.08×
• Total profit: $-51,229
• Equity at exit: $29,672

10-year hold

• IRR: -48.3%
• Equity multiple: -0.46×
• Total profit: $-81,498
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$406 /mo · $4,871/yr
• Insurance: −$83
• HOA: −$33
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-222

Break-even live

Break-even rent $1,982

Max offer price $159,777

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6702 Willow Lndg Converse, TX	3.0	2.0	1270	$1,400	$1.10	24d	1	0.08mi
6562 Runaway Row Converse, TX	3.0	2.0	1440	$1,500	$1.04	43d	1	0.15mi
6855 Burgess Rdg Converse, TX	4.0	2.0	1635	$1,875	$1.15	43d	1	0.24mi
10427 Canard Crst Converse, TX	3.0	2.0	1440	$1,550	$1.08	17d	1	0.27mi
10318 Glimmer Converse, TX	4.0	2.5	1837	$2,050	$1.12	10d	1	0.65mi
10403 Midsummer Mdw Converse, TX	4.0	2.0	1699	$1,775	$1.04	24d	1	0.65mi
10310 Glimmer Converse, TX	4.0	2.5	1650	$1,850	$1.12	4d	1	0.66mi
5950 Frisbee Path Converse, TX	4.0	2.0	1667	$1,700	$1.02	43d	1	0.70mi
10410 Waverunner Converse, TX	3.0	2.0	1458	$1,750	$1.20	24d	1	0.83mi
10310 Waverunner Converse, TX	3.0	2.0	1474	$1,695	$1.15	3d	1	0.88mi
10031 Red Iron Crk Converse, TX	3.0	2.0	1259	$1,600	$1.27	24d	1	1.12mi
9714 Autumn Holw Converse, TX	3.0	2.0	1529	$1,650	$1.08	24d	1	1.39mi
9711 Copper Rock Converse, TX	3.0	2.0	1327	$1,645	$1.24	43d	1	1.46mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 4 events

1. 2026-05-07
   status Pending 769-char remark

   Show marketing remark (769 chars)

   Motivated Seller! One or more photos have been virtually staged. Welcome to this inviting 3-bedroom, 2-bathroom home featuring thoughtfully designed finishes and a well-planned open layout. The spacious kitchen overlooks the living and dining areas, creating a seamless flow that's ideal for both everyday living and entertaining. The primary bedroom offers a comfortable retreat with an ensuite bathroom and a walk-in closet, while the additional bedrooms provide flexible space for guests or a home office. A dedicated laundry area adds everyday convenience, and the double garage offers ample room for vehicles and extra storage. With its functional design and welcoming feel, this home presents a great opportunity for those seeking comfort, space, and convenience.

2. 2026-03-27
   price $199,000 769-char remark

   Show marketing remark (769 chars)

   Motivated Seller! One or more photos have been virtually staged. Welcome to this inviting 3-bedroom, 2-bathroom home featuring thoughtfully designed finishes and a well-planned open layout. The spacious kitchen overlooks the living and dining areas, creating a seamless flow that's ideal for both everyday living and entertaining. The primary bedroom offers a comfortable retreat with an ensuite bathroom and a walk-in closet, while the additional bedrooms provide flexible space for guests or a home office. A dedicated laundry area adds everyday convenience, and the double garage offers ample room for vehicles and extra storage. With its functional design and welcoming feel, this home presents a great opportunity for those seeking comfort, space, and convenience.

3. 2026-02-04
   listed $225,000 New 769-char remark

   Show marketing remark (769 chars)

   Motivated Seller! One or more photos have been virtually staged. Welcome to this inviting 3-bedroom, 2-bathroom home featuring thoughtfully designed finishes and a well-planned open layout. The spacious kitchen overlooks the living and dining areas, creating a seamless flow that's ideal for both everyday living and entertaining. The primary bedroom offers a comfortable retreat with an ensuite bathroom and a walk-in closet, while the additional bedrooms provide flexible space for guests or a home office. A dedicated laundry area adds everyday convenience, and the double garage offers ample room for vehicles and extra storage. With its functional design and welcoming feel, this home presents a great opportunity for those seeking comfort, space, and convenience.

4. 2022-06-09
   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: $4,871 · $406/mo
• Projected year-2 tax: $4,871 · $406/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: $20,405
• − Mortgage interest: −$11,147
• − Property taxes: −$4,871
• − Insurance: −$995
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − HOA: −$396
• − Depreciation: −$5,789
• Taxable loss: −$6,057
• Est. tax savings @ 24.0%: +$1,454
• After-tax cash flow: $-1,211/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

Good 80/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has the potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value
• Both Replace light fixtures with energy-efficient ones — Saves on energy costs and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Replace light fixtures with energy-efficient ones — Saves on energy costs and enhances curb appeal ↑

ⓘ 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

-11.6% since first listed

4 events — show timeline

• 2026-05-07 Pending — LERA
• 2026-03-27 Price Changed $199,000 LERA
• 2026-02-04 Listed $225,000 LERA
• 2022-06-09 Sold (Public Records) — Public Records

Property tax history

+67.9%/yr

Latest (2025): $4,871 · -6.7% YoY. Source: county tax records.