6838 Saharastone · Converse, TX 78109

$190,000

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 112 Days on market

Built 2001 5,052 sqft lot $127/sqft · 7% below area Est $205k · 7% under $29/mo HOA · 2% 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).

• Cash flow +11.6/30.0
• ARV discount +10.7/15.0
• 1% rule +4.1/10.0
• DSCR +3.4/10.0
• 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

Charming single-family home at 6838 Saharastone, San Antonio, TX 78109. This 3-bed, 2-bath residence offers 1469 sq ft of comfortable living with an open-concept kitchen. Spacious primary suite with en-suite bath and walk-in closet. Private backyard with ideal for entertaining. Conveniently located near shopping, and major commute routes. Move-in ready with tasteful finishes. Don't miss this opportunity in a desirable 78109 neighborhood.

Key facts

• Open-concept kitchen
• Private backyard
• Walk-in closet

Tags

• OPEN-CONCEPT KITCHEN
• PRIVATE BACKYARD
• EN-SUITE BATH
• WALK-IN CLOSET
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-59 ($-708/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (8.9% below list).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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: schools C-, crime C-, amenities 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.
• 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 $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 112 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 11782% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $172,900 (9.0% 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 112 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 9.1

CMA / ARV

• ARV (median comp): $204,648
• List price: $190,000
• Delta: -7.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8936 Dakota Run	0.23mi	3/2.5	1,582 (+6%)	1mo	$189,000	$119	76
8915 Slumber St	0.34mi	3/2.0	1,568 (+5%)	1mo	$189,900	$121	75
6630 Snow Mdw	0.59mi	3/2.0	1,525 (+2%)	0mo	$215,000	$141	69
9402 Dassler Spgs	0.62mi	3/2.0	1,510 (+1%)	1mo	$255,999	$170	69
6517 Titan Park	0.65mi	3/2.0	1,510 (+1%)	1mo	$236,999	$157	67
7438 Coers Blvd	0.47mi	3/2.0	1,588 (+6%)	1mo	$185,000	$116	67
6670 Snow Meadow Dr	0.69mi	3/2.0	1,513 (+1%)	2mo	$169,900	$112	64
9207 Crestway Rd	0.47mi	3/2.0	1,634 (+9%)	2mo	$250,999	$154	61
9222 Espadrille Run	0.55mi	3/2.0	1,384 (-8%)	1mo	$258,500	$187	61
8349 Morning Grv	0.44mi	3/2.0	1,328 (-11%)	0mo	$159,900	$120	60
6555 Beech Trl	0.68mi	3/2.0	1,408 (-6%)	2mo	$195,000	$138	57
6447 Beech Trl	0.51mi	3/2.5	1,698 (+14%)	2mo	$190,000	$112	50

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: -22.2%
• Equity multiple: 0.26×
• Total profit: $-39,522
• Equity at exit: $28,330

10-year hold

• IRR: -27.3%
• Equity multiple: -0.10×
• Total profit: $-58,468
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$996
• Tax from tax record: −$322 /mo · $3,863/yr
• Insurance: −$79
• HOA: −$29
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-59

Break-even live

Break-even rent $1,806

Max offer price $179,579

Occupancy floor 98%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6907 Saharastone Dr Converse, TX	3.0	3.0	1211	$1,310	$1.08	4d	1	0.08mi
6907 Saharastone Dr Converse, TX	3.0	3.0	1211	$1,416	$1.17	13d	1	0.08mi
6610 Eastern Clouds Converse, TX	3.0	2.0	1496	$1,660	$1.11	4d	1	0.16mi
8818 Slumber Ln Converse, TX	3.0	2.0	1259	$1,700	$1.35	2d	1	0.24mi
7038 Cole Creek Dr Converse, TX	3.0	2.5	1582	$1,695	$1.07	24d	1	0.26mi
8827 Slumber Ln Converse, TX	3.0	2.0	1292	$2,000	$1.55	44d	1	0.27mi
6863 Cypress Mist Dr Converse, TX	3.0	2.0	1735	$1,550	$0.89	11d	1	0.27mi
8732 Seneca Crk Converse, TX	3.0	2.5	1582	$1,445	$0.91	44d	1	0.29mi
6414 Kensinger Pass Converse, TX	3.0	2.5	1582	$2,100	$1.33	44d	1	0.35mi
6827 Cypress Mist Dr Converse, TX	3.0	2.5	1698	$1,449	$0.85	3d	1	0.35mi
8206 Longhorn Ridge Dr Converse, TX	3.0	2.0	1386	$1,525	$1.10	3d	1	0.36mi
6846 Columbia Ridge Dr Converse, TX	3.0	2.0	1307	$1,430	$1.09	4d	1	0.38mi
6870 Flaming Ridge Dr Converse, TX	3.0	2.0	1698	$1,695	$1.00	24d	1	0.38mi
6870 Flaming Ridge Dr Converse, TX	3.0	2.5	1698	$1,695	$1.00	13d	1	0.38mi
9019 Gore Cres Converse, TX	3.0–5.0	2.0–3.5	2058	$2,220	$1.08	2d	1	0.38mi
6822 Eden Grove Dr Converse, TX	3.0	2.0	1435	$1,490	$1.04	44d	1	0.39mi
8914 Kestrel Oak Converse, TX	3.0	2.5	1582	$1,600	$1.01	24d	1	0.47mi
6802 Canary Meadow Dr Converse, TX	3.0	2.0	1734	$1,550	$0.89	24d	1	0.50mi
6123 Ironmill Crk Converse, TX	3.0	2.0	1590	$1,595	$1.00	44d	1	0.51mi
9219 Foxing Blfs Converse, TX	3.0	2.0	1526	$1,850	$1.21	24d	1	0.52mi
6439 Beech Trail Dr Converse, TX	3.0	2.0	1520	$1,450	$0.95	13d	1	0.53mi
8848 Staghorn Ml Converse, TX	3.0	2.0	1212	$1,500	$1.24	4d	1	0.53mi
6491 Beech Trail Dr Converse, TX	3.0	2.0	1520	$2,100	$1.38	44d	1	0.54mi
8335 Bent Meadow Dr Converse, TX	3.0	2.0	1513	$1,595	$1.05	44d	1	0.54mi
9234 Foxing Blfs Converse, TX	3.0	2.5	1414	$1,825	$1.29	3d	1	0.56mi
9219 Bennett Frst Converse, TX	3.0	2.0	1526	$1,900	$1.25	44d	1	0.58mi
6027 Kensinger Pass Converse, TX	3.0	2.0	1332	$1,480	$1.11	4d	1	0.59mi
6623 Meadow Dawn Dr Converse, TX	3.0	2.0	1513	$1,600	$1.06	44d	1	0.61mi
10814 Lillia BR San Antonio, TX	3.0	2.0	1266	$1,600	$1.26	44d	1	0.64mi
317 Vivian Dr Converse, TX	3.0	2.0	1454	$1,650	$1.13	3d	1	0.65mi
9310 Nubuck Br Converse, TX	3.0	2.0	1525	$1,895	$1.24	4d	1	0.68mi
8011 Chestnut Barr Dr Converse, TX	3.0	2.0	1520	$1,665	$1.10	44d	1	0.68mi
8151 Cheryl Meadow Dr Converse, TX	3.0	2.5	1698	$1,730	$1.02	4d	1	0.70mi
305 Jeanette Dr Converse, TX	3.0	2.0	1084	$1,600	$1.48	24d	1	0.73mi
309 Jeanette Dr Converse, TX	4.0	2.0	1105	$1,595	$1.44	24d	1	0.74mi
6426 Thorpe Holw Converse, TX	3.0	2.5	1414	$1,600	$1.13	24d	1	0.74mi
8127 Ocean Meadow Dr Converse, TX	3.0	2.0	1520	$1,700	$1.12	44d	1	0.75mi
8206 Talkenhorn Converse, TX	3.0	2.0	1584	$1,895	$1.20	24d	1	0.75mi
8206 Talkenhorn Converse, TX	3.0	2.0	1584	$1,595	$1.01	44d	1	0.75mi
8304 Heights Vly Converse, TX	3.0	2.0	1249	$1,450	$1.16	15d	1	0.76mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 28 events

1. 2026-06-19
   status $190,000 Pending 112 DOM
2. 2026-06-18
   days on market $190,000 Active Option 112 DOM
3. 2026-06-17
   days on market $190,000 Active Option 111 DOM
4. 2026-06-16
   days on market $190,000 Active Option 110 DOM
5. 2026-06-15
   days on market $190,000 Active Option 109 DOM
6. 2026-06-13
   days on market $190,000 Active Option 107 DOM
7. 2026-06-09
   days on market $190,000 Active Option 103 DOM
8. 2026-06-08
   days on market $190,000 Active Option 102 DOM
9. 2026-06-07
   days on market $190,000 Active Option 101 DOM
10. 2026-06-04
    days on market $190,000 Active Option 98 DOM
11. 2026-06-03
    days on market $190,000 Active Option 97 DOM
12. 2026-06-02
    days on market $190,000 Active Option 96 DOM
13. 2026-06-01
    days on market $190,000 Active Option 95 DOM
14. 2026-05-31
    days on market $190,000 Active Option 94 DOM
15. 2026-05-11
    historical Active Option 441-char remark

    Show marketing remark (441 chars)

    Charming single-family home at 6838 Saharastone, San Antonio, TX 78109. This 3-bed, 2-bath residence offers 1469 sq ft of comfortable living with an open-concept kitchen. Spacious primary suite with en-suite bath and walk-in closet. Private backyard with ideal for entertaining. Conveniently located near shopping, and major commute routes. Move-in ready with tasteful finishes. Don't miss this opportunity in a desirable 78109 neighborhood.

16. 2026-04-29
    historical $1,599
17. 2026-04-17
    price $190,000 441-char remark

    Show marketing remark (441 chars)

    Charming single-family home at 6838 Saharastone, San Antonio, TX 78109. This 3-bed, 2-bath residence offers 1469 sq ft of comfortable living with an open-concept kitchen. Spacious primary suite with en-suite bath and walk-in closet. Private backyard with ideal for entertaining. Conveniently located near shopping, and major commute routes. Move-in ready with tasteful finishes. Don't miss this opportunity in a desirable 78109 neighborhood.

18. 2026-04-02
    listed $1,599
19. 2026-04-01
    historical $1,599
20. 2026-03-27
    price $200,000 441-char remark

    Show marketing remark (441 chars)

    Charming single-family home at 6838 Saharastone, San Antonio, TX 78109. This 3-bed, 2-bath residence offers 1469 sq ft of comfortable living with an open-concept kitchen. Spacious primary suite with en-suite bath and walk-in closet. Private backyard with ideal for entertaining. Conveniently located near shopping, and major commute routes. Move-in ready with tasteful finishes. Don't miss this opportunity in a desirable 78109 neighborhood.

21. 2026-03-13
    price $210,000 441-char remark

    Show marketing remark (441 chars)

    Charming single-family home at 6838 Saharastone, San Antonio, TX 78109. This 3-bed, 2-bath residence offers 1469 sq ft of comfortable living with an open-concept kitchen. Spacious primary suite with en-suite bath and walk-in closet. Private backyard with ideal for entertaining. Conveniently located near shopping, and major commute routes. Move-in ready with tasteful finishes. Don't miss this opportunity in a desirable 78109 neighborhood.

22. 2026-02-26
    listed $220,000 New 441-char remark

    Show marketing remark (441 chars)

    Charming single-family home at 6838 Saharastone, San Antonio, TX 78109. This 3-bed, 2-bath residence offers 1469 sq ft of comfortable living with an open-concept kitchen. Spacious primary suite with en-suite bath and walk-in closet. Private backyard with ideal for entertaining. Conveniently located near shopping, and major commute routes. Move-in ready with tasteful finishes. Don't miss this opportunity in a desirable 78109 neighborhood.

23. 2026-01-14
    listed $1,599
24. 2026-01-14
    historical $1,599
25. 2026-01-08
    listed $1,599
26. 2018-04-19
    soldstatus
27. 2017-02-07
    soldstatus
28. 2006-06-09
    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: $3,863 · $322/mo
• Projected year-2 tax: $3,863 · $322/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: $20,772
• − Mortgage interest: −$10,643
• − Property taxes: −$3,863
• − Insurance: −$950
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − HOA: −$348
• − Depreciation: −$5,527
• Taxable loss: −$3,883
• Est. tax savings @ 24.0%: +$932
• After-tax cash flow: $224/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

+0.0% since first listed

14 events — show timeline

• 2026-05-11 Contingent — LERA
• 2026-04-29 Rental Removed $1,599 APPFOLIO
• 2026-04-17 Price Changed $190,000 LERA
• 2026-04-02 Listed for Rent $1,599 APPFOLIO
• 2026-04-01 Rental Removed $1,599 SABOR
• 2026-03-27 Price Changed $200,000 LERA
• 2026-03-13 Price Changed $210,000 LERA
• 2026-02-26 Listed $220,000 LERA
• 2026-01-14 Listed for Rent $1,599 SABOR
• 2026-01-14 Rental Removed $1,599 APPFOLIO
• 2026-01-08 Listed for Rent $1,599 APPFOLIO
• 2018-04-19 Sold (Public Records) — Public Records
• 2017-02-07 Sold (Public Records) — Public Records
• 2006-06-09 Sold (Public Records) — Public Records

Property tax history

+12.7%/yr

Latest (2025): $3,863 · +1.9% YoY. Source: county tax records.