11835 Verbena Blf · San Antonio, TX 78109

$153,999

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

Built 2026 Good condition Est $163k · 5% 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 +19.8/30.0
• ARV discount +10.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• 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 3 days

Property features AI

Finance

• Other:
• Financial info: Listed for $153,999
• HOA & community:

Exterior

• Parking: 1-car garage (1 parking space total)
• Security:
• Utilities:
• Home design: Baja floor plan; New construction (Spec)
• Construction:
• Exterior features: Living area approximately 1189

Interior

• Kitchen:
• Bedrooms: 3 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling:
• Interior features: Open plan living area
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $154k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Cap rate 7.7% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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

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

Recommended offer $153,999

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. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $162,893
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4915 Daisy Blossom	0.03mi	3/2.5	1,189 (0%)	3mo	$169,999	$143	96
4906 Winecup Cv	0.14mi	3/2.5	1,189 (0%)	2mo	$162,999	$137	92
11942 Spiderwort Rdg	0.16mi	3/2.5	1,189 (0%)	1mo	$163,999	$138	92
11938 Spiderwort Rdg	0.16mi	3/2.5	1,189 (0%)	2mo	$161,999	$136	91
4957 Winecup Cv	0.12mi	3/2.5	1,360 (+14%)	0mo	$160,999	$118	70
4949 Winecup Cv	0.12mi	3/2.5	1,360 (+14%)	1mo	$160,999	$118	70
4965 Winecup Cv	0.12mi	3/2.5	1,360 (+14%)	1mo	$163,999	$121	70
11926 Spiderwort Rdg	0.15mi	3/2.5	1,360 (+14%)	2mo	$175,999	$129	68
11918 Spiderwort Rdg	0.14mi	3/2.5	1,360 (+14%)	3mo	$187,999	$138	67
4902 Winecup Cv	0.17mi	3/2.5	1,360 (+14%)	1mo	$186,999	$137	67
11910 Spiderwort Rdg	0.13mi	3/2.5	1,360 (+14%)	3mo	$187,999	$138	67
11934 Spiderwort Rdg	0.15mi	3/2.5	1,360 (+14%)	3mo	$173,999	$128	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: -11.8%
• Equity multiple: 0.59×
• Total profit: $-17,846
• Equity at exit: $22,962

10-year hold

• IRR: -7.8%
• Equity multiple: 0.58×
• Total profit: $-18,253
• Equity at exit: $13,315

Cash invested: $43,120 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,580 high
• Mortgage (P&I): −$808
• Tax est. 1.5%: −$192 /mo · $2,310/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $184

Break-even live

Break-even rent $1,347

Max offer price $153,999

Occupancy floor 83%

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5015 Daisy Blossom Converse, TX	2.0	2.0	852	$1,290	$1.51	3d	1	0.07mi
12003 Floral Blossom Converse, TX	3.0	2.5	1189	$1,550	$1.30	43d	1	0.12mi
5010 Primrose Rdg Converse, TX	2.0	2.0	850	$1,295	$1.52	43d	1	0.12mi
4906 Winecup Cv Converse, TX	3.0	2.5	1189	$1,350	$1.14	23d	1	0.14mi
11938 Spiderwort Rdg Converse, TX	3.0	2.5	1189	$1,600	$1.35	4d	1	0.16mi
12135 Floral Blossom Converse, TX	2.0	2.5	1015	$1,300	$1.28	4d	1	0.18mi
4522 Meerkat Converse, TX	3.0	2.0	1489	$1,750	$1.18	10d	1	0.70mi
4918 Valenzuela Converse, TX	3.0–4.0	2.0–2.5	1719	$1,699	$0.99	1d	82	0.85mi
10818 Fox Trot Converse, TX	3.0	2.0	1465	$1,850	$1.26	4d	1	1.29mi
13015 Red Elks Lks Saint Hedwig, TX	3.0	2.0	1445	$1,650	$1.14	2d	1	1.43mi
4211 Asher Aly Saint Hedwig, TX	3.0	2.0	1248	$1,438	$1.15	3d	1	1.45mi
3937 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	43d	1	1.47mi
3933 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	23d	1	1.48mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	21d	1	1.49mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	43d	1	1.49mi
3932 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	23d	1	1.49mi

Listing history 4 events

1. 2026-06-18
   days on market $153,999 Active 3 DOM
2. 2026-06-17
   days on market $153,999 Active 2 DOM
3. 2026-06-15
   remarks 362-char remark
4. 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: $18,960
• − Mortgage interest: −$8,626
• − Property taxes: −$2,310
• − Insurance: −$770
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$4,480
• Taxable loss: −$260
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $2,270/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 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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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

• 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