11835 Verbena Blf · Converse, TX 78109

$156,099

3 bd · 2.5 ba · 1,189 sqft · SingleFamily · 27 Days on market

Built 2026 Good condition $131/sqft · 11% below area Est $175k · 11% under

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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 +18.8/30.0
• ARV discount +12.4/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This two-story home features a classic layout ideal for young families and working professionals. The living area is located on the primary floor and consists of a family room and fully-equipped kitchen. There are three bedrooms on the second level, including the spacious owner's suite, which is situated at the back of the home for optimal privacy and comfort.

Key facts

• Garage
• Built 2026
• Listed 27 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $156k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $154k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 48d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 $1k of loan paydown is wiped out by about $5k 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 27 days — a 2% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $153,757 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $175,114
• List price: $156,099
• Delta: -10.86%
• 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
4906 Winecup Cv	0.14mi	3/2.5	1,189 (0%)	3mo	$162,999	$137	91
11942 Spiderwort Rdg	0.16mi	3/2.5	1,189 (0%)	2mo	$163,999	$138	90
11938 Spiderwort Rdg	0.16mi	3/2.5	1,189 (0%)	4mo	$161,999	$136	89
4917 Winecup Cv	0.13mi	3/2.5	1,360 (+14%)	0mo	$181,999	$134	70
4925 Winecup Cv	0.13mi	3/2.5	1,360 (+14%)	1mo	$160,999	$118	69
4941 Winecup Cv	0.12mi	3/2.5	1,360 (+14%)	1mo	$160,999	$118	69
4933 Winecup Cv	0.12mi	3/2.5	1,360 (+14%)	2mo	$183,999	$135	69
4957 Winecup Cv	0.12mi	3/2.5	1,360 (+14%)	2mo	$160,999	$118	69
4949 Winecup Cv	0.12mi	3/2.5	1,360 (+14%)	2mo	$160,999	$118	69
4965 Winecup Cv	0.12mi	3/2.5	1,360 (+14%)	2mo	$163,999	$121	68
11926 Spiderwort Rdg	0.15mi	3/2.5	1,360 (+14%)	3mo	$175,999	$129	66
4902 Winecup Cv	0.17mi	3/2.5	1,360 (+14%)	3mo	$186,999	$137	66

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: -13.0%
• Equity multiple: 0.55×
• Total profit: $-19,820
• Equity at exit: $23,275

10-year hold

• IRR: -9.4%
• Equity multiple: 0.50×
• Total profit: $-21,963
• Equity at exit: $13,497

Cash invested: $43,708 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 23 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $249,000 ($175/sqft)
• Median days on market: 153 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: -15.9% 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: 8.3×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$819
• Tax est. 1.5%: −$195 /mo · $2,341/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $158

Break-even live

Break-even rent $1,366

Max offer price $156,099

Occupancy floor 85%

Sensitivity live

Price	-10% $265	-5% $212	+0% $158	+5% $104	+10% $50
Rent	-10% $34	-5% $96	+0% $158	+5% $219	+10% $281
Rate	-1.0pp $236	-0.5pp $197	base $158	+0.5pp $117	+1.0pp $76

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: $39,025
• Closing costs: $4,683
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5014 Botanic Trl Converse, TX	3.0	2.5	1360	$1,500	$1.10	24d	1	0.06mi
5015 Daisy Blossom Converse, TX	2.0	2.0	852	$1,290	$1.51	52d	1	0.07mi
12003 Floral Blossom Converse, TX	3.0	2.5	1189	$1,550	$1.30	93d	1	0.12mi
5010 Primrose Rdg Converse, TX	2.0	2.0	850	$1,295	$1.52	93d	1	0.12mi
4949 Winecup Cv Converse, TX	3.0	2.5	1360	$1,375	$1.01	22d	1	0.13mi
4906 Winecup Cv Converse, TX	3.0	2.5	1189	$1,350	$1.14	73d	1	0.14mi
11938 Spiderwort Rdg Converse, TX	3.0	2.5	1189	$1,500	$1.26	31d	1	0.16mi
12135 Floral Blossom Converse, TX	2.0	2.5	1015	$1,250	$1.23	47d	1	0.18mi
12135 Floral Blossom Converse, TX	2.0	2.5	1015	$1,250	$1.23	18d	1	0.18mi
4522 Meerkat Converse, TX	3.0	2.0	1489	$1,625	$1.09	34d	1	0.70mi
4918 Valenzuela Converse, TX	3.0–4.0	2.0–2.5	1719	$1,699	$0.99	9d	79	0.85mi
3642 Georgia Trce Converse, TX	3.0	2.0	1264	$1,500	$1.19	18d	1	1.12mi
10818 Fox Trot Converse, TX	3.0	2.0	1465	$1,850	$1.26	34d	1	1.29mi
10818 Fox Trot Converse, TX	3.0	2.0	1465	$1,850	$1.26	53d	1	1.29mi
13015 Red Elks Lks Saint Hedwig, TX	3.0	2.0	1445	$1,650	$1.14	52d	1	1.43mi
4211 Asher Aly Saint Hedwig, TX	3.0	2.0	1248	$1,438	$1.15	52d	1	1.45mi
4127 Ivy Path Saint Hedwig, TX	3.0	2.0	1475	$1,650	$1.12	39d	1	1.45mi
3937 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	93d	1	1.47mi
3933 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	73d	1	1.48mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	38d	1	1.49mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	71d	1	1.49mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	93d	1	1.49mi
3932 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	42d	1	1.49mi

Listing history 25 events

1. 2026-07-31
   pricedays on market $156,099 Active 27 DOM
2. 2026-07-30
   days on market $155,699 Active 25 DOM
3. 2026-07-28
   days on market $155,699 Active 24 DOM
4. 2026-07-26
   price $155,699 Active 22 DOM
5. 2026-07-07
   days on market $152,499 Active 22 DOM
6. 2026-07-06
   price $152,499 Active 21 DOM
7. 2026-07-06
   days on market $151,499 Active 21 DOM
8. 2026-07-05
   pricedays on market $151,499 Active 20 DOM
9. 2026-07-03
   price $150,249 Active 18 DOM
10. 2026-07-03
    days on market $149,999 Active 18 DOM
11. 2026-07-02
    days on market $149,999 Active 17 DOM
12. 2026-07-01
    days on market $149,999 Active 16 DOM
13. 2026-06-30
    days on market $149,999 Active 15 DOM
14. 2026-06-29
    price $149,999 Active 14 DOM
15. 2026-06-29
    days on market $153,999 Active 14 DOM
16. 2026-06-28
    days on market $153,999 Active 13 DOM
17. 2026-06-27
    days on market $153,999 Active 12 DOM
18. 2026-06-26
    days on market $153,999 Active 11 DOM
19. 2026-06-24
    days on market $153,999 Active 9 DOM
20. 2026-06-22
    days on market $153,999 Active 7 DOM
21. 2026-06-21
    days on market $153,999 Active 6 DOM
22. 2026-06-18
    days on market $153,999 Active 3 DOM
23. 2026-06-17
    days on market $153,999 Active 2 DOM
24. 2026-06-15
    remarks 362-char remark
25. 2026-06-15
    listed $153,999 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: $18,780
• − Mortgage interest: −$8,744
• − Property taxes: −$2,341
• − Insurance: −$780
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$4,541
• Taxable loss: −$632
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $2,043/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 Est. rehab $5,945–$17,835 screening

This two-story home is in good condition with a modern and well-maintained interior and exterior. It is move-in ready and has the potential for further value increases with minor updates.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace the flooring in the living area — New flooring can improve the overall look and feel of the home. ↑
• Both Install smart home technology — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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