8230 Coppergate · Converse, TX 78109

$114,000

3 bd · 2.0 ba · 1,549 sqft · SingleFamily public records · 29 Days on market

Built 1996 7,492 sqft lot Est $226k · 50% under

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Why this score? — see what drove the B 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 +26.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• 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

REDUCED PRICE FOR QUICK SALE, MULTIPLE OFFERS ANTICIPATED. This home has definite curb appeal, it pops when you drive up. The front yard has been tastefully landscaped. It boast an open floor plan. It is clean and ready to move in. The entry and kitchen areas have tile and the rest of the home is vinyl plank (no carpet). All kitchen appliances convey. The bedrooms are split with the two kids rooms in front and the owners suite in the back. The owners suite bathroom includes a bathtub and separate shower, two sinks and a walk in closet. The home also has vaulted ceilings in the dining room, living room and owners suite. There is covered patio with a large yard that includes multiple large trees for shade. Buyer to verify room dimensions. All offers will be submitted when received and you will receive an answer back quickly from the owner.

Key facts

• 7,492 sq ft lot
• 2 garage spots
• Built 1996

Property features AI

Finance

• Financial info: Down payment assistance resource available
• HOA & community: Located in the Copperfield subdivision

Exterior

• Parking: 2-car garage
• Utilities: Water system
• Home design: Pre-owned single-family home; Approximately 30 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Brick and siding exterior

Interior

• Kitchen: Kitchen (9 x 9)
• Bedrooms: Master bedroom on lower level (15 x 14); Bedroom 2 (12 x 11); Bedroom 3 (10 x 10)
• Flooring: Other (see remarks)
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower (8 x 7)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Washer and dryer connections; One living area; Separate dining room
• 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 $114k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $112k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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.
• 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: Ricardo Salinas El (math 30% / reading 40%, grade F, #1,965 of 4,322 statewide, top 46%, 789 students, 65% FRL); Judson H S (math 19% / reading 38%, grade F, #1,157 of 1,632 statewide, top 72%, 2,666 students, 62% FRL).
• 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 24d 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 $788 of loan paydown is wiped out by about $3k 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 29 days — a 2% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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

• Watch-outs: property tax is 4.8% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,290 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.56% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $226,154
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8230 Coppergate	0.00mi	3/2.0	1,549 (0%)	1mo	$114,000	$74	99
8206 Coppergate	0.06mi	3/2.0	1,372 (-11%)	2mo	$124,900	$91	76
7530 Autumn Brk	0.55mi	3/2.0	1,536 (-1%)	2mo	$223,500	$146	71
8363 Copperglen	0.17mi	3/2.0	1,372 (-11%)	4mo	$184,900	$135	70
7422 Copper Clf	0.35mi	3/2.0	1,327 (-14%)	1mo	$215,000	$162	59
9827 Autumn Holw	0.57mi	3/2.0	1,452 (-6%)	8mo	$179,000	$123	57
9814 Autumn Dawn	0.47mi	3/2.0	1,402 (-10%)	8mo	$244,999	$175	56
459 Dolly Dr	0.58mi	3/2.0	1,660 (+7%)	7mo	$210,000	$127	55
10802 Lillia Br	0.73mi	4/2.0 (+1)	1,575 (+2%)	7mo	$230,999	$147	52
1920 Chicksaw Rose	0.74mi	3/2.0	1,411 (-9%)	2mo	$203,999	$145	49
11734 Carolina Rose	0.74mi	3/2.0	1,657 (+7%)	8mo	$269,999	$163	47
10806 Lillia Br	0.73mi	3/2.0	1,402 (-10%)	7mo	$215,999	$154	44

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: -3.4%
• Equity multiple: 0.88×
• Total profit: $-3,873
• Equity at exit: $16,998

10-year hold

• IRR: 1.4%
• Equity multiple: 1.08×
• Total profit: $2,580
• Equity at exit: $9,857

Cash invested: $31,920 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$598
• Tax from tax record: −$454 /mo · $5,451/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $308

Break-even live

Break-even rent $1,392

Max offer price $114,000

Occupancy floor 78%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9619 Copper Rock Converse, TX	3.0	2.0	1301	$1,700	$1.31	43d	1	0.20mi
9711 Copper Rock Converse, TX	3.0	2.0	1327	$1,645	$1.24	43d	1	0.29mi
9818 Copper Rose Converse, TX	4.0	2.5	2030	$2,075	$1.02	1d	1	0.42mi
9714 Autumn Holw Converse, TX	3.0	2.0	1529	$1,650	$1.08	23d	1	0.60mi
309 Jeanette Dr Converse, TX	4.0	2.0	1105	$1,595	$1.44	23d	1	0.65mi
305 Jeanette Dr Converse, TX	3.0	2.0	1084	$1,600	$1.48	23d	1	0.65mi
313 Renee Dr Converse, TX	3.0	3.0	1884	$1,650	$0.88	23d	1	0.66mi
10031 Red Iron Crk Converse, TX	3.0	2.0	1259	$1,600	$1.27	23d	1	0.68mi
7306 Autumn Brk Converse, TX	3.0	2.5	1996	$1,519	$0.76	4d	1	0.70mi
10814 Lillia BR San Antonio, TX	3.0	2.0	1266	$1,600	$1.26	43d	1	0.72mi
317 Vivian Dr Converse, TX	3.0	2.0	1454	$1,650	$1.13	2d	1	0.76mi
9622 Justice Ln Converse, TX	3.0	2.0	2120	$1,799	$0.85	12d	1	0.80mi
10464 Dakota Riv Converse, TX	4.0	3.0	1948	$1,990	$1.02	23d	1	0.99mi
812 Station St Converse, TX	2.0	1.0	1100	$975	$0.89	23d	1	1.01mi
810 Station St Apt 3 Converse, TX	2.0	2.0	1088	$825	$0.76	4d	1	1.03mi
810 Station St Unit 1 Converse, TX	2.0	2.0	1088	$899	$0.83	23d	1	1.03mi
8935 Liberty Vw Converse, TX	3.0	2.0	1656	$1,950	$1.18	23d	1	1.05mi
301 Converse Center St Converse, TX	1.0–3.0	1.0–2.0	975	$1,417	$1.45	43d	1	1.12mi
8827 Slumber Ln Converse, TX	3.0	2.0	1292	$2,000	$1.55	43d	1	1.14mi
10310 Glimmer Converse, TX	4.0	2.5	1650	$1,850	$1.12	4d	1	1.14mi
8422 Parry Path Converse, TX	3.0	2.0	1641	$1,550	$0.94	43d	1	1.14mi
8818 Slumber Ln Converse, TX	3.0	2.0	1259	$1,700	$1.35	1d	1	1.16mi
10318 Glimmer Converse, TX	4.0	2.5	1837	$2,050	$1.12	10d	1	1.16mi
9219 Foxing Blfs Converse, TX	3.0	2.0	1526	$1,850	$1.21	23d	1	1.19mi
9310 Bennett Frst Converse, TX	4.0	2.5	2198	$2,300	$1.05	17d	1	1.19mi
103 Avenue F Unit A Converse, TX	2.0	1.0	1372	$1,175	$0.86	43d	1	1.19mi
9310 Hanover Sky Converse, TX	3.0	2.0	1672	$1,595	$0.95	23d	1	1.19mi
9234 Foxing Blfs Converse, TX	3.0	2.5	1414	$1,825	$1.29	3d	1	1.21mi
6426 Thorpe Holw Converse, TX	3.0	2.5	1414	$1,600	$1.13	23d	1	1.21mi
9219 Bennett Frst Converse, TX	3.0	2.0	1526	$1,900	$1.25	43d	1	1.21mi
9334 Aniston Blf Converse, TX	4.0	2.5	2243	$2,200	$0.98	4d	1	1.22mi
9335 Nubuck Br Converse, TX	4.0	2.5	2243	$2,095	$0.93	43d	1	1.26mi
9431 Hanover Sky Converse, TX	3.0	2.5	2090	$1,735	$0.83	17d	1	1.30mi
9310 Nubuck Br Converse, TX	3.0	2.0	1525	$1,895	$1.24	4d	1	1.31mi
9515 Boatman Pier Converse, TX	3.0	2.0	1672	$1,750	$1.05	23d	1	1.31mi
9019 Gore Cres Converse, TX	3.0–5.0	2.0–3.5	2058	$2,220	$1.08	1d	1	1.32mi
6907 Saharastone Dr Converse, TX	3.0	3.0	1211	$1,416	$1.17	12d	1	1.38mi
6907 Saharastone Dr Converse, TX	3.0	3.0	1211	$1,310	$1.08	4d	1	1.38mi
6610 Eastern Clouds Converse, TX	3.0	2.0	1496	$1,660	$1.11	4d	1	1.39mi
8732 Seneca Crk Converse, TX	3.0	2.5	1582	$1,445	$0.91	43d	1	1.39mi

Listing history 23 events

1. 2026-04-29
   status Pending
2. 2026-04-15
   historical Active Option
3. 2026-03-31
   listed $114,000 New
4. 2022-09-13
   soldstatus
5. 2022-09-09
   soldstatus Sold 849-char remark

   Show marketing remark (849 chars)

   REDUCED PRICE FOR QUICK SALE, MULTIPLE OFFERS ANTICIPATED. This home has definite curb appeal, it pops when you drive up. The front yard has been tastefully landscaped. It boast an open floor plan. It is clean and ready to move in. The entry and kitchen areas have tile and the rest of the home is vinyl plank (no carpet). All kitchen appliances convey. The bedrooms are split with the two kids rooms in front and the owners suite in the back. The owners suite bathroom includes a bathtub and separate shower, two sinks and a walk in closet. The home also has vaulted ceilings in the dining room, living room and owners suite. There is covered patio with a large yard that includes multiple large trees for shade. Buyer to verify room dimensions. All offers will be submitted when received and you will receive an answer back quickly from the owner.

6. 2022-08-10
   status Pending 849-char remark

   Show marketing remark (849 chars)

   REDUCED PRICE FOR QUICK SALE, MULTIPLE OFFERS ANTICIPATED. This home has definite curb appeal, it pops when you drive up. The front yard has been tastefully landscaped. It boast an open floor plan. It is clean and ready to move in. The entry and kitchen areas have tile and the rest of the home is vinyl plank (no carpet). All kitchen appliances convey. The bedrooms are split with the two kids rooms in front and the owners suite in the back. The owners suite bathroom includes a bathtub and separate shower, two sinks and a walk in closet. The home also has vaulted ceilings in the dining room, living room and owners suite. There is covered patio with a large yard that includes multiple large trees for shade. Buyer to verify room dimensions. All offers will be submitted when received and you will receive an answer back quickly from the owner.

7. 2022-08-08
   listed $234,995 New 849-char remark

   Show marketing remark (849 chars)

   REDUCED PRICE FOR QUICK SALE, MULTIPLE OFFERS ANTICIPATED. This home has definite curb appeal, it pops when you drive up. The front yard has been tastefully landscaped. It boast an open floor plan. It is clean and ready to move in. The entry and kitchen areas have tile and the rest of the home is vinyl plank (no carpet). All kitchen appliances convey. The bedrooms are split with the two kids rooms in front and the owners suite in the back. The owners suite bathroom includes a bathtub and separate shower, two sinks and a walk in closet. The home also has vaulted ceilings in the dining room, living room and owners suite. There is covered patio with a large yard that includes multiple large trees for shade. Buyer to verify room dimensions. All offers will be submitted when received and you will receive an answer back quickly from the owner.

8. 2021-07-14
   soldstatus
9. 2021-07-12
   soldstatus Sold 207-char remark

   Show marketing remark (207 chars)

   DON'T MISS THIS OPPORTUNITY TO OWN THIS LOVELY LENNAR BUILT HOME WITH 3 BEDROOMS, 2 BATHS AND 2 CAR GARAGE. SO CLOSE TO RAFB AND SHOPPING, SCHOOLS, HWYS. "CALL THE MOVERS" YOU WILL LOVE THIS HOME.

10. 2021-06-02
    status Pending 207-char remark

    Show marketing remark (207 chars)

    DON'T MISS THIS OPPORTUNITY TO OWN THIS LOVELY LENNAR BUILT HOME WITH 3 BEDROOMS, 2 BATHS AND 2 CAR GARAGE. SO CLOSE TO RAFB AND SHOPPING, SCHOOLS, HWYS. "CALL THE MOVERS" YOU WILL LOVE THIS HOME.

11. 2021-06-01
    historical Active Option 207-char remark

    Show marketing remark (207 chars)

    DON'T MISS THIS OPPORTUNITY TO OWN THIS LOVELY LENNAR BUILT HOME WITH 3 BEDROOMS, 2 BATHS AND 2 CAR GARAGE. SO CLOSE TO RAFB AND SHOPPING, SCHOOLS, HWYS. "CALL THE MOVERS" YOU WILL LOVE THIS HOME.

12. 2021-05-31
    listed $192,000 New 207-char remark

    Show marketing remark (207 chars)

    DON'T MISS THIS OPPORTUNITY TO OWN THIS LOVELY LENNAR BUILT HOME WITH 3 BEDROOMS, 2 BATHS AND 2 CAR GARAGE. SO CLOSE TO RAFB AND SHOPPING, SCHOOLS, HWYS. "CALL THE MOVERS" YOU WILL LOVE THIS HOME.

13. 2015-08-03
    historical
14. 2015-07-29
    status Back on Market
15. 2015-07-19
    historical Active Option
16. 2015-07-02
    listed $131,000 New
17. 2009-06-24
    historical
18. 2009-06-16
    listed $134,900
19. 2006-05-01
    soldstatus
20. 2006-04-28
    soldstatus
21. 2006-03-16
    listed $112,700
22. 2003-06-20
    soldstatus
23. 2000-08-30
    soldstatus

ⓘ 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: $5,451 · $454/mo
• Projected year-2 tax: $5,451 · $454/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $21,378
• − Mortgage interest: −$6,386
• − Property taxes: −$5,451
• − Insurance: −$570
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$3,316
• Taxable income: $2,234
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,157/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

• Census place: Converse, TX
• 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

+1.2% since first listed

23 events — show timeline

• 2026-04-29 Pending — LERA
• 2026-04-15 Contingent — LERA
• 2026-03-31 Listed $114,000 LERA
• 2022-09-13 Sold (Public Records) — Public Records
• 2022-09-09 Sold (MLS) — LERA
• 2022-08-10 Pending — LERA
• 2022-08-08 Listed $234,995 LERA
• 2021-07-14 Sold (Public Records) — Public Records
• 2021-07-12 Sold (MLS) — LERA
• 2021-06-02 Pending — LERA
• 2021-06-01 Contingent — LERA
• 2021-05-31 Listed $192,000 LERA
• 2015-08-03 Listing Removed — LERA
• 2015-07-29 Relisted — LERA
• 2015-07-19 Contingent — LERA
• 2015-07-02 Listed $131,000 LERA
• 2009-06-24 Listing Removed — LERA
• 2009-06-16 Listed $134,900 LERA
• 2006-05-01 Sold (Public Records) — Public Records
• 2006-04-28 Sold (MLS) — LERA
• 2006-03-16 Listed $112,700 LERA
• 2003-06-20 Sold (Public Records) — Public Records
• 2000-08-30 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $5,451 · +3.6% YoY. Source: county tax records.