4722 Gambels Quail · Converse, TX 78109

$207,000

3 bd · 2.0 ba · 1,321 sqft · SingleFamily public records · 58 Days on market

Built 2007 5,009 sqft lot $157/sqft · 16% below area Est $246k · 16% under $15/mo HOA · 1% of rent

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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 +14.6/15.0
• Cash flow +9.8/30.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• DSCR +2.8/10.0
• 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

Gorgeously newly renovated one story home. So many updates: Wood-like LPV flooring, new carpet in bedrooms, whole house freshly painted in soft and medium greys, refinished cabinetry in the kitchen, master bath features brand new vanity with granite countertop and dual vanities, new fans installed in all bedrooms. Great layout with art nooks, a breakfast/ buffet bar, a walk-in pantry & laundry room storage. This is not a flip! Owner wanted to make sure the new homeowner had a beautiful place to call home!

Key facts

• Updated cabinets
• Pantry storage
• Laundry room storage

Tags

• UPDATED CABINETS
• UPDATED FLOORING
• BREAKFAST BUFFET BAR
• PANTRY STORAGE
• LAUNDRY ROOM STORAGE

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $180 annually; Association transfer fee $250; Subdivision: ESCONDIDO MEADOWS

Exterior

• Parking: 2-car garage
• Utilities: Public water system
• Home design: Pre-owned home; Built by B.B. Homes; Approximately 19 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Brick and siding exterior

Interior

• Kitchen: Built-in oven; Stove/Range
• Bedrooms: Master bedroom on lower level (14 x 11); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10)
• Flooring: Carpeting; Linoleum flooring
• Bathrooms: Master bath with tub/shower combination; Total: 14 full baths and 11 half baths
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Washer and dryer connections; Built-in oven; Stove/Range; One living area
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $207k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (15.7% below list).
• Recommended offer: $174k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.3% in Converse — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Woodlake El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 655 students, 78% FRL); Henry Metzger Middle (math 12% / reading 20%, grade F, #1,543 of 1,662 statewide, top 94%, 953 students, 90% FRL); Karen Wagner H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 2,366 students, 80% FRL) — zoned schools average 83% FRL vs 57% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1207 active listings in the ZIP; 40 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 $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 58 days — a 3% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $174,409 (15.7% 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 58 days. Have you received any prior offers? Is the seller open to a 16% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 9.9

CMA / ARV

• ARV (median comp): $245,805
• List price: $207,000
• Delta: -15.79%
• 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
4039 Mistflower	0.58mi	3/2.0	1,259 (-5%)	1mo	$169,950	$135	64
5111 Boiling Spgs	0.55mi	3/2.0	1,242 (-6%)	5mo	$236,122	$190	60
3850 Key West	0.46mi	3/2.0	1,168 (-12%)	2mo	$215,000	$184	58
8411 Terlingua Cv	0.48mi	3/2.0	1,450 (+10%)	6mo	$219,900	$152	56
4114 Stanley Park	0.69mi	3/2.0	1,285 (-3%)	9mo	$194,900	$152	56
5546 Bluebell Mdw	0.58mi	3/2.0	1,412 (+7%)	8mo	$263,990	$187	55
5807 Texas Palm	0.62mi	3/2.0	1,412 (+7%)	7mo	$279,990	$198	54
5330 Hornbeck Hts	0.56mi	3/2.0	1,440 (+9%)	6mo	$239,900	$167	53
5721 Texas Palm	0.62mi	3/2.0	1,412 (+7%)	8mo	$286,990	$203	53
9015 Little Hoss	0.66mi	3/2.0	1,450 (+10%)	3mo	$215,000	$148	51
5725 Texas Palm	0.62mi	3/2.0	1,200 (-9%)	7mo	$229,990	$192	50
5806 Gulf Mdw	0.69mi	3/2.0	1,130 (-14%)	10mo	$209,000	$185	35

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: -24.5%
• Equity multiple: 0.19×
• Total profit: $-47,106
• Equity at exit: $30,864

10-year hold

• IRR: -33.2%
• Equity multiple: -0.23×
• Total profit: $-71,444
• Equity at exit: $17,898

Cash invested: $57,960 (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: 1207
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$1,086
• Tax from tax record: −$325 /mo · $3,899/yr
• Insurance: −$86
• HOA: −$15
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-134

Break-even live

Break-even rent $1,914

Max offer price $183,345

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-75	+0% $-134	+5% $-192	+10% $-251
Rent	-10% $-272	-5% $-203	+0% $-134	+5% $-65	+10% $4
Rate	-1.0pp $-30	-0.5pp $-81	base $-134	+0.5pp $-188	+1.0pp $-242

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4931 Badland Beacon Converse, TX	3.0	2.0	1509	$1,625	$1.08	45d	1	0.07mi
4931 Badland Beacon Converse, TX	3.0	2.0	1509	$1,625	$1.08	0d	1	0.07mi
8902 Grand Western Converse, TX	3.0	2.5	1570	$1,995	$1.27	45d	1	0.24mi
8833 Binz Engleman Rd Unit 710 Converse, TX	2.0	2.0	1097	$942	$0.86	0d	1	0.28mi
3950 West Way Key W Converse, TX	3.0	2.0	1124	$1,550	$1.38	13d	1	0.34mi
8439 Blackstone Cv Converse, TX	3.0	2.0	1208	$1,550	$1.28	45d	1	0.34mi
5118 Everett Loop Converse, TX	4.0	2.0	1635	$1,599	$0.98	16d	1	0.35mi
8411 Favero Cv Converse, TX	4.0	2.0	1668	$1,695	$1.02	45d	1	0.40mi
5107 Hornbeck Hts Converse, TX	3.0	2.0	1266	$1,436	$1.13	0d	1	0.41mi
5135 Fowler Crst Converse, TX	3.0	2.0	1266	$1,900	$1.50	0d	1	0.42mi
9115 Griffith Run Converse, TX	3.0	2.0	1266	$1,521	$1.20	45d	1	0.44mi
8810 Barrow Path Converse, TX	4.0	2.0	1667	$1,695	$1.02	22d	1	0.44mi
8803 Barrow Path Converse, TX	3.0	2.0	1440	$1,570	$1.09	25d	1	0.46mi
8511 Amistad Cv Converse, TX	3.0	2.0	1440	$1,479	$1.03	6d	1	0.47mi
5223 Hornbeck Hts Converse, TX	3.0	2.0	1440	$1,795	$1.25	45d	1	0.47mi
9211 Griffith Run Converse, TX	3.0	2.0	1266	$1,446	$1.14	6d	1	0.47mi
5431 Rue Girard Converse, TX	3.0	2.5	1605	$1,700	$1.06	25d	1	0.47mi
8411 Crinum Lily Dr Converse, TX	3.0	2.0	1259	$1,550	$1.23	25d	1	0.47mi
8422 Cherisse Dr Converse, TX	3.0	2.0	1436	$1,681	$1.17	0d	1	0.48mi
5439 Rue Girard Converse, TX	3.0	2.5	1826	$2,400	$1.31	25d	1	0.48mi
3851 Bacall Way Converse, TX	3.0	2.0	1168	$1,650	$1.41	6d	1	0.48mi
5170 Fowler Crst Converse, TX	3.0	2.0	1450	$1,695	$1.17	6d	1	0.49mi
8555 Barefoot Ln Converse, TX	3.0	2.5	1780	$2,050	$1.15	25d	1	0.51mi
5114 Y Bar Smt Converse, TX	3.0	2.0	1276	$1,525	$1.20	0d	1	0.52mi
5114 Y Bar Smt Converse, TX	3.0	2.0	1276	$1,525	$1.20	6d	1	0.52mi
5475 Bluebell Mdw Converse, TX	3.0	2.5	1605	$1,695	$1.06	45d	1	0.54mi
5622 Rowan Rdg Converse, TX	3.0	2.0	1412	$1,625	$1.15	25d	1	0.55mi
5622 Rowan Rdg Converse, TX	3.0	2.0	1412	$1,625	$1.15	16d	1	0.55mi
5631 Pearl Mdw Converse, TX	3.0	2.0	1410	$1,500	$1.06	25d	1	0.56mi
8329 Kinclaven Ct Converse, TX	4.0	2.0	1418	$1,895	$1.34	0d	1	0.57mi
8514 Whitebrush Converse, TX	3.0	2.0	1535	$1,700	$1.11	25d	1	0.58mi
5814 Lilac Lndg Converse, TX	3.0	2.0	1532	$1,775	$1.16	6d	1	0.61mi
9026 Bowring Park Converse, TX	3.0	2.0	1721	$1,795	$1.04	45d	1	0.62mi
8911 Sumners Wise Converse, TX	4.0	2.0	1627	$1,745	$1.07	4d	1	0.65mi
4326 Stanley Park Converse, TX	3.0	2.0	1484	$1,650	$1.11	3d	1	0.66mi
8519 Snakeweed Dr Converse, TX	3.0	2.0	1259	$1,450	$1.15	14d	1	0.70mi
9204 Canyon Bnd Unit 2 Converse, TX	3.0	2.5	1372	$1,495	$1.09	45d	1	0.70mi
8423 Snakeweed Dr Unit 1 Converse, TX	3.0	2.0	1668	$1,500	$0.90	45d	1	0.71mi
8611 Key Windy Way Unit 2 Converse, TX	3.0	2.5	1514	$1,850	$1.22	45d	1	0.72mi
8611 Key Windy Way Unit 2 Converse, TX	3.0	2.5	1514	$1,850	$1.22	3d	1	0.72mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 21 events

1. 2026-06-21
   days on market $207,000 Active 58 DOM
2. 2026-06-18
   days on market $207,000 Active 55 DOM
3. 2026-06-17
   days on market $207,000 Active 54 DOM
4. 2026-06-16
   days on market $207,000 Active 53 DOM
5. 2026-06-15
   days on market $207,000 Active 52 DOM
6. 2026-06-13
   days on market $207,000 Active 50 DOM
7. 2026-06-09
   days on market $207,000 Active 46 DOM
8. 2026-06-08
   days on market $207,000 Active 45 DOM
9. 2026-06-07
   days on market $207,000 Active 44 DOM
10. 2026-06-04
    days on market $207,000 Active 41 DOM
11. 2026-06-03
    days on market $207,000 Active 40 DOM
12. 2026-06-02
    days on market $207,000 Active 39 DOM
13. 2026-06-01
    days on market $207,000 Active 38 DOM
14. 2026-05-31
    days on market $207,000 Active 37 DOM
15. 2026-04-24
    listed $207,000 New 275-char remark
16. 2019-12-17
    soldstatus
17. 2019-12-16
    soldstatus Sold 515-char remark

    Show marketing remark (515 chars)

    Gorgeously newly renovated one story home. So many updates: Wood-like LPV flooring, new carpet in bedrooms, whole house freshly painted in soft and medium greys, refinished cabinetry in the kitchen, master bath features brand new vanity with granite countertop and dual vanities, new fans installed in all bedrooms. Great layout with art nooks, a breakfast/ buffet bar, a walk-in pantry & laundry room storage. This is not a flip! Owner wanted to make sure the new homeowner had a beautiful place to call home!

18. 2019-12-02
    status Pending 515-char remark

    Show marketing remark (515 chars)

    Gorgeously newly renovated one story home. So many updates: Wood-like LPV flooring, new carpet in bedrooms, whole house freshly painted in soft and medium greys, refinished cabinetry in the kitchen, master bath features brand new vanity with granite countertop and dual vanities, new fans installed in all bedrooms. Great layout with art nooks, a breakfast/ buffet bar, a walk-in pantry & laundry room storage. This is not a flip! Owner wanted to make sure the new homeowner had a beautiful place to call home!

19. 2019-11-04
    historical Active Option 515-char remark

    Show marketing remark (515 chars)

    Gorgeously newly renovated one story home. So many updates: Wood-like LPV flooring, new carpet in bedrooms, whole house freshly painted in soft and medium greys, refinished cabinetry in the kitchen, master bath features brand new vanity with granite countertop and dual vanities, new fans installed in all bedrooms. Great layout with art nooks, a breakfast/ buffet bar, a walk-in pantry & laundry room storage. This is not a flip! Owner wanted to make sure the new homeowner had a beautiful place to call home!

20. 2019-11-02
    price $165,000 515-char remark

    Show marketing remark (515 chars)

    Gorgeously newly renovated one story home. So many updates: Wood-like LPV flooring, new carpet in bedrooms, whole house freshly painted in soft and medium greys, refinished cabinetry in the kitchen, master bath features brand new vanity with granite countertop and dual vanities, new fans installed in all bedrooms. Great layout with art nooks, a breakfast/ buffet bar, a walk-in pantry & laundry room storage. This is not a flip! Owner wanted to make sure the new homeowner had a beautiful place to call home!

21. 2019-10-17
    listed $175,000 New 515-char remark

    Show marketing remark (515 chars)

    Gorgeously newly renovated one story home. So many updates: Wood-like LPV flooring, new carpet in bedrooms, whole house freshly painted in soft and medium greys, refinished cabinetry in the kitchen, master bath features brand new vanity with granite countertop and dual vanities, new fans installed in all bedrooms. Great layout with art nooks, a breakfast/ buffet bar, a walk-in pantry & laundry room storage. This is not a flip! Owner wanted to make sure the new homeowner had a beautiful place to call home!

ⓘ 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: $3,899 · $325/mo
• Projected year-2 tax: $3,899 · $325/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: $20,929
• − Mortgage interest: −$11,595
• − Property taxes: −$3,899
• − Insurance: −$1,035
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − HOA: −$180
• − Depreciation: −$6,022
• Taxable loss: −$5,151
• Est. tax savings @ 24.0%: +$1,236
• After-tax cash flow: $-371/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

+18.3% since first listed

7 events — show timeline

• 2026-04-24 Listed $207,000 LERA
• 2019-12-17 Sold (Public Records) — Public Records
• 2019-12-16 Sold (MLS) — LERA
• 2019-12-02 Pending — LERA
• 2019-11-04 Contingent — LERA
• 2019-11-02 Price Changed $165,000 LERA
• 2019-10-17 Listed $175,000 LERA

Property tax history

+11.8%/yr

Latest (2025): $3,899 · +5.4% YoY. Source: county tax records.