6714 Highland Grass · Converse, TX 78109

$150,000

3 bd · 2.0 ba · 1,097 sqft · SingleFamily public records · 55 Days on market

Built 2001 4,617 sqft lot $137/sqft · 25% below area Est $201k · 25% under $23/mo HOA · 1% of rent

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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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +6.2/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great house ready for move in. Great location, freshly paint, tile flooring.

Key facts

• Water softener
• Water heater
• Eat-in kitchen

Tags

• NEW HVAC SYSTEM
• WATER HEATER
• WATER SOFTENER
• CERAMIC TILE FLOORING
• COZY CORNER FIREPLACE
• EAT-IN KITCHEN

Property features AI

Finance

• HOA & community: Mandatory HOA; Annual HOA fee of $275; Association transfer fee $250; Subdivision: The Fields of Dover (Dover)

Exterior

• Parking: Attached 1-car garage
• Utilities: Water system available; Sewer system available; Electric service
• Home design: Pre-owned single-family home; Accessible / adaptive home; Level entry with no steps; 2+ access exits
• Construction: Approximately 25 years old; Brick and siding exterior; Slab foundation; Composition roof
• Exterior features: Level lot; Street paved with curbs; Pool, tennis, clubhouse, park/playground, and basketball court in the community

Interior

• Kitchen: Eat-in kitchen (12 x 10); Cooktop; Self-cleaning oven; Microwave oven; Stove/Range; Refrigerator; Dishwasher; Disposal
• Bedrooms: Master bedroom on lower level with full bath (12 x 14); Bedroom 2 (11 x 12); Bedroom 3 (12 x 12)
• Flooring: Carpeting; Ceramic tile floors
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination and single vanity (9 x 8)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans throughout; Open floor plan with 1 living area; Eat-in kitchen; Study/Library; Utility room inside; Converted garage; All bedrooms on lower level; Ground level / no steps; Laundry on main level; Washer and dryer connections; Water softener plumbing; City garbage service; Smoke alarm; All window coverings remain; Cable TV available; High speed internet available; Electric water heater
• Laundry & utility: Washer connection; Dryer connection; Laundry located on main level; Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

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 $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• 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.
• Zoned schools: Judson H S (math 19% / reading 38%, grade F, #1,157 of 1,632 statewide, top 72%, 2,666 students, 62% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents soft (-1.1%/yr); 1152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $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 55 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 7.5

CMA / ARV

• ARV (median comp): $201,075
• List price: $150,000
• Delta: -25.40%
• 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
6032 Pearl Mdw	0.38mi	3/2.0	1,114 (+2%)	8mo	$255,000	$229	73
6852 Flatstone Pass	0.25mi	3/2.0	1,211 (+10%)	2mo	$189,000	$156	69
7110 Tranquil	0.42mi	3/2.0	1,064 (-3%)	8mo	$170,000	$160	69
8852 Staghorn	0.29mi	3/2.0	1,212 (+10%)	8mo	$184,000	$152	62
11508 Chestnut Rose	0.50mi	3/2.0	1,213 (+11%)	4mo	$182,999	$151	56
11532 Chestnut Rose	0.50mi	3/2.0	1,213 (+11%)	4mo	$180,999	$149	56
11536 Chestnut Rose	0.50mi	3/2.0	1,200 (+9%)	6mo	$180,499	$150	56
11549 Chestnut Rose	0.51mi	3/2.0	1,213 (+11%)	5mo	$208,999	$172	55
11529 Chestnut Rose	0.51mi	3/2.0	1,200 (+9%)	8mo	$165,499	$138	54
11564 Chestnut Rose	0.50mi	3/2.0	1,200 (+9%)	8mo	$168,499	$140	54
7239 Brisk Brk	0.71mi	3/2.0	1,151 (+5%)	8mo	$238,900	$208	52
11517 Chestnut Rose	0.51mi	3/2.0	1,213 (+11%)	9mo	$204,049	$168	51

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: $-17,411
• Equity at exit: $22,365

10-year hold

• IRR: -8.3%
• Equity multiple: 0.56×
• Total profit: $-18,676
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$787
• Tax from tax record: −$266 /mo · $3,191/yr
• Insurance: −$62
• HOA: −$23
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $184

Break-even live

Break-even rent $1,441

Max offer price $150,000

Occupancy floor 84%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8206 Longhorn Ridge Dr Converse, TX	3.0	2.0	1386	$1,525	$1.10	2d	1	0.04mi
6846 Columbia Ridge Dr Converse, TX	3.0	2.0	1307	$1,430	$1.09	4d	1	0.18mi
6822 Eden Grove Dr Converse, TX	3.0	2.0	1435	$1,490	$1.04	43d	1	0.24mi
6610 Eastern Clouds Converse, TX	3.0	2.0	1496	$1,660	$1.11	4d	1	0.25mi
8848 Staghorn Ml Converse, TX	3.0	2.0	1212	$1,500	$1.24	4d	1	0.29mi
6907 Saharastone Dr Converse, TX	3.0	3.0	1211	$1,416	$1.17	12d	1	0.31mi
6907 Saharastone Dr Converse, TX	3.0	3.0	1211	$1,310	$1.08	4d	1	0.31mi
6027 Kensinger Pass Converse, TX	3.0	2.0	1332	$1,480	$1.11	4d	1	0.32mi
9019 Gore Cres Converse, TX	3.0–5.0	2.0–3.5	2058	$2,220	$1.08	1d	1	0.45mi
8818 Slumber Ln Converse, TX	3.0	2.0	1259	$1,700	$1.35	1d	1	0.56mi
8827 Slumber Ln Converse, TX	3.0	2.0	1292	$2,000	$1.55	43d	1	0.59mi
5736 Brook Pr San Antonio, TX	3.0	2.5	1497	$1,500	$1.00	23d	1	0.62mi
5631 Pearl Mdw Converse, TX	3.0	2.0	1410	$1,500	$1.06	23d	1	0.63mi
9234 Foxing Blfs Converse, TX	3.0	2.5	1414	$1,825	$1.29	3d	1	0.66mi
8304 Heights Vly Converse, TX	3.0	2.0	1249	$1,450	$1.16	14d	1	0.66mi
5622 Rowan Rdg Converse, TX	3.0	2.0	1412	$1,625	$1.15	14d	1	0.67mi
5622 Rowan Rdg Converse, TX	3.0	2.0	1412	$1,625	$1.15	23d	1	0.67mi
5735 Cool River Way San Antonio, TX	3.0–5.0	2.0–3.5	2059	$1,929	$0.94	1d	5	0.70mi
6426 Thorpe Holw Converse, TX	3.0	2.5	1414	$1,600	$1.13	23d	1	0.83mi
8355 Crestway Dr Unit 710 Converse, TX	2.0	2.0	865	$947	$1.09	3d	1	0.84mi
9213 Groff Lndg Converse, TX	3.0	2.0	1344	$1,600	$1.19	11d	1	0.86mi
8511 Amistad Cv Converse, TX	3.0	2.0	1440	$1,479	$1.03	4d	1	0.87mi
5170 Fowler Crst Converse, TX	3.0	2.0	1450	$1,695	$1.17	4d	1	0.89mi
8833 Binz Engleman Rd Unit 710 Converse, TX	2.0	2.0	1097	$950	$0.87	3d	1	0.90mi
9204 Canyon Bnd Unit 2 Converse, TX	3.0	2.5	1372	$1,495	$1.09	43d	1	0.91mi
5135 Fowler Crst Converse, TX	3.0	2.0	1266	$1,950	$1.54	4d	1	0.92mi
5223 Hornbeck Hts Converse, TX	3.0	2.0	1440	$1,795	$1.25	43d	1	0.94mi
5506 Rio Cyn Unit 2 Converse, TX	3.0	2.0	1351	$1,549	$1.15	43d	1	0.96mi
10814 Lillia BR San Antonio, TX	3.0	2.0	1266	$1,600	$1.26	43d	1	0.97mi
8803 Barrow Path Converse, TX	3.0	2.0	1440	$1,570	$1.09	23d	1	0.97mi
317 Vivian Dr Converse, TX	3.0	2.0	1454	$1,650	$1.13	2d	1	0.98mi
5435 Devils Gate Unit 1 Converse, TX	3.0	2.0	1243	$1,650	$1.33	14d	1	0.99mi
5435 Devils Gate Converse, TX	3.0	2.0	1243	$1,650	$1.33	2d	1	0.99mi
5107 Hornbeck Hts Converse, TX	3.0	2.0	1266	$1,496	$1.18	4d	1	1.00mi
5423 Devils Gate Converse, TX	3.0	2.0	1287	$1,650	$1.28	11d	1	1.00mi
7611 Overview Pl San Antonio, TX	3.0	2.0	1451	$1,750	$1.21	14d	1	1.02mi
9115 Griffith Run Converse, TX	3.0	2.0	1266	$1,521	$1.20	43d	1	1.02mi
9211 Griffith Run Converse, TX	3.0	2.0	1266	$1,446	$1.14	4d	1	1.06mi
305 Jeanette Dr Converse, TX	3.0	2.0	1084	$1,600	$1.48	23d	1	1.06mi
309 Jeanette Dr Converse, TX	4.0	2.0	1105	$1,595	$1.44	23d	1	1.07mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 25 events

1. 2026-06-18
   days on market $150,000 Active 55 DOM
2. 2026-06-17
   days on market $150,000 Active 54 DOM
3. 2026-06-16
   days on market $150,000 Active 53 DOM
4. 2026-06-15
   days on market $150,000 Active 52 DOM
5. 2026-06-13
   statusdays on market $150,000 Active 50 DOM
6. 2026-06-09
   days on market $150,000 Price Change 46 DOM
7. 2026-06-08
   days on market $150,000 Price Change 45 DOM
8. 2026-06-07
   days on market $150,000 Price Change 44 DOM
9. 2026-06-04
   days on market $150,000 Price Change 41 DOM
10. 2026-06-03
    days on market $150,000 Price Change 40 DOM
11. 2026-06-02
    days on market $150,000 Price Change 39 DOM
12. 2026-06-01
    days on market $150,000 Price Change 38 DOM
13. 2026-05-31
    pricestatusdays on market $150,000 Price Change 37 DOM
14. 2026-05-10
    price $160,000 814-char remark
15. 2026-04-24
    listed $170,000 New 814-char remark
16. 2017-08-31
    soldstatus Sold 77-char remark

    Show marketing remark (77 chars)

    Great house ready for move in. Great location, freshly paint, tile flooring.

17. 2017-08-31
    soldstatus

    Show marketing remark (77 chars)

    Great house ready for move in. Great location, freshly paint, tile flooring.

18. 2017-07-25
    status Pending 77-char remark

    Show marketing remark (77 chars)

    Great house ready for move in. Great location, freshly paint, tile flooring.

19. 2017-07-16
    historical Active Option 77-char remark

    Show marketing remark (77 chars)

    Great house ready for move in. Great location, freshly paint, tile flooring.

20. 2017-07-10
    price $124,900 77-char remark

    Show marketing remark (77 chars)

    Great house ready for move in. Great location, freshly paint, tile flooring.

21. 2017-06-06
    status Back on Market 77-char remark

    Show marketing remark (77 chars)

    Great house ready for move in. Great location, freshly paint, tile flooring.

22. 2017-05-31
    historical Active Option 77-char remark

    Show marketing remark (77 chars)

    Great house ready for move in. Great location, freshly paint, tile flooring.

23. 2017-05-20
    listed $129,900 New 77-char remark

    Show marketing remark (77 chars)

    Great house ready for move in. Great location, freshly paint, tile flooring.

24. 2005-03-09
    soldstatus

    Show marketing remark (312 chars)

    PC1016 VA VENDEE FINANCING AVAILABLE! VA VENDEE LOAN IS AVAILABLE FOR VETERAN, NON-VETERAN, INVESTORS, AND OWNER OCCUPANTS. PLEASE REFER TO WWW.OCWEN.COM FOR DISCLOSURE AND SIMULTANEOUS LISTING EXPIRATION DATE. CALL FOR VA FORMS OR GO TO WWW.OCWEN.COM FAX OFFERS TO CATHY @ 525-8623. DON'T MISS OUT ON THIS ONE!

25. 2004-04-23
    listed $70,225

    Show marketing remark (312 chars)

    PC1016 VA VENDEE FINANCING AVAILABLE! VA VENDEE LOAN IS AVAILABLE FOR VETERAN, NON-VETERAN, INVESTORS, AND OWNER OCCUPANTS. PLEASE REFER TO WWW.OCWEN.COM FOR DISCLOSURE AND SIMULTANEOUS LISTING EXPIRATION DATE. CALL FOR VA FORMS OR GO TO WWW.OCWEN.COM FAX OFFERS TO CATHY @ 525-8623. DON'T MISS OUT ON THIS ONE!

ⓘ 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: $3,191 · $266/mo
• Projected year-2 tax: $3,191 · $266/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $20,080
• − Mortgage interest: −$8,402
• − Property taxes: −$3,191
• − Insurance: −$750
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − HOA: −$276
• − Depreciation: −$4,364
• Taxable loss: −$116
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $2,234/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.

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

• 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

+113.6% since first listed

13 events — show timeline

• 2026-05-30 Price Changed $150,000 LERA
• 2026-05-10 Price Changed $160,000 LERA
• 2026-04-24 Listed $170,000 LERA
• 2017-08-31 Sold (MLS) — LERA
• 2017-08-31 Sold (Public Records) — Public Records
• 2017-07-25 Pending — LERA
• 2017-07-16 Contingent — LERA
• 2017-07-10 Price Changed $124,900 LERA
• 2017-06-06 Relisted — LERA
• 2017-05-31 Contingent — LERA
• 2017-05-20 Listed $129,900 LERA
• 2005-03-09 Sold (MLS) — LERA
• 2004-04-23 Listed $70,225 LERA

Property tax history

+12.5%/yr

Latest (2025): $3,191 · +1.9% YoY. Source: county tax records.