3322 Gilbert Gdn · San Antonio, TX 78109

$234,999

4 bd · 2.5 ba · 1,885 sqft · SingleFamily · 3 Days on market

Built 2026 Good condition Est $300k · 22% under

---

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 +12.6/30.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.

Key facts

• Central game room
• Attached bathroom
• Walk-in closet

Tags

• OWNER'S SUITE
• ATTACHED BATHROOM
• WALK-IN CLOSET
• CENTRAL GAME ROOM

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price $234,999

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home, Littleton plan; Active listing
• Construction: New construction (spec), plan name Littleton; Built/added information not provided
• Exterior features: Address: 3322 Gilbert Gdn, Converse, TX 78109

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new-construction plan (Littleton); Living area approx. 1,885

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-30 ($-364/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (14.2% below list).
• Recommended offer: $202k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% in San Antonio — 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 80/100 on livability (#31 in TX, #1,616 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime 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 25d 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $201,738 (14.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 0.86% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $299,715
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3658 Georgia Trce	0.21mi	4/2.5	1,885 (0%)	1mo	$231,999	$123	90
10735 Fairchild Way	0.27mi	4/2.5	1,900 (+1%)	1mo	$301,536	$159	85
10643 Vinateros Dr	0.29mi	3/2.0 (-1)	1,851 (-2%)	1mo	$199,000	$108	76
11006 Airmen Dr	0.34mi	3/2.5 (-1)	1,802 (-4%)	0mo	$299,990	$166	72
4119 Spirit Star Dr	0.38mi	3/2.5 (-1)	1,802 (-4%)	1mo	$299,990	$166	69
10803 Airmen Dr	0.42mi	4/2.5	2,072 (+10%)	1mo	$272,850	$132	64
10734 Francisco Way	0.45mi	3/2.5 (-1)	2,037 (+8%)	1mo	$294,500	$145	60
10759 Francisco Way	0.39mi	3/2.0 (-1)	1,690 (-10%)	1mo	$275,000	$163	57
3007 Heidfeld Ln	0.50mi	4/3.0	2,084 (+11%)	0mo	$370,063	$178	56
11130 Hollinger Cir	0.48mi	3/2.5 (-1)	1,689 (-10%)	1mo	$298,385	$177	54
10423 Francisco Way	0.71mi	3/2.0 (-1)	1,636 (-13%)	0mo	$225,000	$138	38
10411 Francisco	0.74mi	3/2.0 (-1)	1,636 (-13%)	1mo	$249,900	$153	36

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: -20.6%
• Equity multiple: 0.30×
• Total profit: $-45,891
• Equity at exit: $35,039

10-year hold

• IRR: -22.6%
• Equity multiple: 0.01×
• Total profit: $-65,170
• Equity at exit: $20,318

Cash invested: $65,800 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-30

Break-even live

Break-even rent $2,056

Max offer price $230,615

Occupancy floor 96%

Sensitivity live

Price	-10% $132	-5% $51	+0% $-30	+5% $-111	+10% $-193
Rent	-10% $-190	-5% $-110	+0% $-30	+5% $49	+10% $129
Rate	-1.0pp $88	-0.5pp $29	base $-30	+0.5pp $-91	+1.0pp $-153

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4150 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,750	$1.09	5d	1	0.12mi
10922 Lockheed Dr Converse, TX	4.0	2.5	2179	$1,995	$0.92	17d	1	0.17mi
4250 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,699	$1.06	24d	1	0.20mi
3158 Jackson Smt Converse, TX	4.0	2.5	2205	$1,895	$0.86	2d	1	0.22mi
10723 Vinateros Dr Converse, TX	4.0	2.0	1667	$1,776	$1.07	44d	1	0.23mi
4326 Admirals Bnd Converse, TX	4.0	3.0	2391	$2,350	$0.98	44d	1	0.26mi
4303 Brigade Bnd Converse, TX	4.0	2.5	2179	$2,200	$1.01	44d	1	0.27mi
3130 Jackson Smt Converse, TX	3.0	2.5	1428	$1,885	$1.32	5d	1	0.28mi
10679 Penelope Way Converse, TX	4.0	2.5	2455	$2,000	$0.81	44d	1	0.32mi
10906 Airmen Dr Converse, TX	3.0	2.0	1535	$1,550	$1.01	3d	1	0.33mi
10818 Fox Trot Converse, TX	3.0	2.0	1465	$1,850	$1.26	5d	1	0.33mi
10827 Fox Trot Converse, TX	3.0	2.0	1650	$1,645	$1.00	20d	1	0.33mi
3103 Jackson Smt Converse, TX	5.0	2.5	2543	$2,000	$0.79	44d	1	0.34mi
10627 Erinita Way Converse, TX	3.0	2.0	1474	$1,466	$0.99	24d	1	0.35mi
3055 Jackson Smt Converse, TX	3.0	2.0	1525	$1,595	$1.05	44d	1	0.36mi
10902 Chatham Ct Converse, TX	5.0	2.5	2543	$2,195	$0.86	44d	1	0.36mi
10819 Juliette Pass Converse, TX	4.0	2.5	2204	$1,745	$0.79	44d	1	0.37mi
10922 Chatham Ct Converse, TX	3.0	2.0	1525	$1,645	$1.08	24d	1	0.39mi
3026 Jackson Smt Converse, TX	4.0	2.5	2204	$1,745	$0.79	44d	1	0.41mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	44d	1	0.41mi
10754 Francisco Way Converse, TX	3.0	2.0	1971	$1,875	$0.95	24d	1	0.42mi
11038 Airmen Dr Converse, TX	4.0	2.5	2096	$2,250	$1.07	5d	1	0.42mi
10606 Pablo Way Converse, TX	4.0	2.0	1667	$1,736	$1.04	5d	1	0.42mi
10583 Pablo Way Converse, TX	4.0	2.5	2601	$2,200	$0.85	24d	1	0.45mi
3006 Jackson Smt Converse, TX	5.0	2.5	2543	$2,095	$0.82	24d	1	0.45mi
10739 Rosalina Loop Converse, TX	3.0	2.0	1994	$2,100	$1.05	3d	1	0.46mi
2943 Forsyth Cyn Converse, TX	4.0	2.5	2203	$1,795	$0.81	24d	1	0.46mi
11038 Chatham Ct Converse, TX	4.0	2.5	2205	$1,995	$0.90	13d	1	0.47mi
11002 Eyelet Hbr Converse, TX	4.0	2.5	2204	$1,745	$0.79	44d	1	0.47mi
10930 Juliette Pass Converse, TX	4.0	2.5	2205	$1,850	$0.84	3d	1	0.47mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	22d	1	0.48mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	2d	1	0.48mi
11010 Eyelet Hbr Converse, TX	5.0	2.5	2543	$2,200	$0.87	3d	1	0.48mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,293	$1.32	2d	1	0.49mi
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	24d	1	0.49mi
2942 Jackson Smt Converse, TX	4.0	2.5	2204	$1,745	$0.79	44d	1	0.49mi
2934 Jackson Smt Converse, TX	4.0	2.5	2204	$2,070	$0.94	44d	1	0.51mi
2935 Jackson Smt Converse, TX	5.0	2.5	2543	$2,200	$0.87	24d	1	0.52mi
2939 Gastonian Ml Converse, TX	3.0	2.0	1525	$1,495	$0.98	44d	1	0.52mi
3006 Citron Gdn Converse, TX	4.0	2.5	2198	$1,950	$0.89	4d	1	0.53mi

Listing history 4 events

1. 2026-06-18
   days on market $234,999 Active 3 DOM
2. 2026-06-17
   days on market $234,999 Active 2 DOM
3. 2026-06-15
   remarks 430-char remark
4. 2026-06-15
   listed $234,999 Active 1 DOM

ⓘ 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: $24,209
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$6,836
• Taxable loss: −$4,365
• Est. tax savings @ 24.0%: +$1,048
• After-tax cash flow: $684/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 80/100 Cosmetic rehab

This two-story home features a modern and spacious layout with good condition and minimal repairs needed. It is move-in ready with a good curb appeal and high ROI potential for both resale and rental.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Replace the front porch railings — New railings can improve safety and add to the overall aesthetic of the property.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Replace the front porch railings — New railings can improve safety and add to the overall aesthetic of the property. ↑

ⓘ 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: 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 — San Antonio

• Score: 80/100
• State rank: #31
• US rank: #1616

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Antonio, TX
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• 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