Brower Plan · Converse, TX 78109

$195,999

3 bd · 2.0 ba · 1,213 sqft · SingleFamily · 378 Days on market

Excellent condition ↓ 9% since listing

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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 +10.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $195,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $211,238.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $196k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (13.7% below list).
• Recommended offer: $169k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.4% 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.
• 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.
• Zoned schools: East Central Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL).
• Market conditions: Rents soft (-1.1%/yr); 1440 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 378 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $169,083 (13.7% 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 378 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.80% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $211,238
• List price: $195,999
• Delta: -7.21%
• 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
11507 Field Briar	0.11mi	3/2.0	1,200 (-1%)	0mo	$145,000	$121	93
11557 Cinnamon Rose	0.25mi	3/2.0	1,200 (-1%)	4mo	$160,999	$134	84
11521 Cinnamon Rose	0.30mi	3/2.0	1,200 (-1%)	4mo	$156,999	$131	81
1814 Musk Rose	0.17mi	3/2.0	1,266 (+4%)	8mo	$211,999	$167	78
1838 Musk Rose	0.17mi	3/2.0	1,266 (+4%)	10mo	$202,999	$160	77
2126 French Rose	0.23mi	3/2.0	1,380 (+14%)	0mo	$186,749	$135	66
11533 Cinnamon Rose	0.28mi	3/2.0	1,354 (+12%)	3mo	$196,999	$145	65
2118 French Rose	0.25mi	3/2.0	1,380 (+14%)	1mo	$165,349	$120	64
11513 Cinnamon Rose	0.31mi	3/2.0	1,354 (+12%)	3mo	$198,999	$147	63
11553 Cinnamon Rose	0.26mi	3/2.0	1,380 (+14%)	2mo	$164,999	$120	63
11525 Chestnut Rose	0.25mi	3/2.0	1,354 (+12%)	10mo	$206,999	$153	61
11516 Chestnut Rose	0.28mi	3/2.0	1,354 (+12%)	8mo	$225,999	$167	60

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: -23.9%
• Equity multiple: 0.20×
• Total profit: $-47,061
• Equity at exit: $31,496

10-year hold

• IRR: -30.4%
• Equity multiple: -0.19×
• Total profit: $-70,201
• Equity at exit: $18,264

Cash invested: $59,147 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 11 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $204,999 ($151/sqft)
• Median days on market: 386 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +15.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78109

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1440
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$1,108
• Tax est. 1.5%: −$264 /mo · $3,169/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-124

Break-even live

Break-even rent $1,848

Max offer price $193,286

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-51	+0% $-124	+5% $-197	+10% $-270
Rent	-10% $-258	-5% $-191	+0% $-124	+5% $-57	+10% $10
Rate	-1.0pp $-18	-0.5pp $-70	base $-124	+0.5pp $-179	+1.0pp $-234

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: $52,810
• Closing costs: $6,337
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11653 Dog Rose Converse, TX	4.0	2.0	1483	$1,495	$1.01	36d	1	0.13mi
11602 Dog Rose Converse, TX	3.0	2.0	1354	$1,650	$1.22	73d	1	0.22mi
4611 E 1604 N Converse, TX	1.0–4.0	1.0–2.0	990	$1,299	$1.31	9d	1	0.89mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,102	$1.21	9d	1	1.05mi
2818 Praline Fry Converse, TX	3.0	2.5	1428	$1,500	$1.05	38d	1	1.11mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	93d	1	1.13mi
11030 Yonder Flts Converse, TX	3.0	2.5	1428	$1,500	$1.05	53d	1	1.17mi
2815 Armaan WAY Converse, TX	3.0	2.5	1401	$1,495	$1.07	9d	1	1.40mi
3130 Jackson Smt Converse, TX	3.0	2.5	1428	$1,885	$1.32	53d	1	1.42mi
3318 Carducci Dr Converse, TX	3.0	2.0	1276	$1,800	$1.41	93d	1	1.48mi

Listing history 47 events

1. 2026-07-24
   days on market $195,999 Active 378 DOM
2. 2026-07-23
   days on market $195,999 Active 377 DOM
3. 2026-07-22
   days on market $195,999 Active 376 DOM
4. 2026-07-21
   days on market $195,999 Active 375 DOM
5. 2026-07-20
   days on market $195,999 Active 374 DOM
6. 2026-07-18
   days on market $195,999 Active 372 DOM
7. 2026-07-18
   days on market $195,999 Active 371 DOM
8. 2026-07-16
   days on market $195,999 Active 370 DOM
9. 2026-07-15
   days on market $195,999 Active 369 DOM
10. 2026-07-14
    days on market $195,999 Active 368 DOM
11. 2026-07-13
    days on market $195,999 Active 367 DOM
12. 2026-07-13
    days on market $195,999 Active 366 DOM
13. 2026-07-11
    days on market $195,999 Active 365 DOM
14. 2026-07-10
    days on market $195,999 Active 364 DOM
15. 2026-07-09
    days on market $195,999 Active 363 DOM
16. 2026-07-07
    days on market $195,999 Active 361 DOM
17. 2026-07-06
    days on market $195,999 Active 360 DOM
18. 2026-07-05
    days on market $195,999 Active 359 DOM
19. 2026-07-03
    days on market $195,999 Active 357 DOM
20. 2026-07-02
    days on market $195,999 Active 356 DOM
21. 2026-07-01
    days on market $195,999 Active 355 DOM
22. 2026-06-30
    days on market $195,999 Active 354 DOM
23. 2026-06-29
    days on market $195,999 Active 353 DOM
24. 2026-06-28
    days on market $195,999 Active 352 DOM
25. 2026-06-27
    days on market $195,999 Active 351 DOM
26. 2026-06-26
    days on market $195,999 Active 350 DOM
27. 2026-06-24
    days on market $195,999 Active 348 DOM
28. 2026-06-22
    days on market $195,999 Active 346 DOM
29. 2026-06-21
    days on market $195,999 Active 345 DOM
30. 2026-06-18
    days on market $195,999 Active 342 DOM
31. 2026-06-17
    days on market $195,999 Active 341 DOM
32. 2026-06-16
    days on market $195,999 Active 340 DOM
33. 2026-06-15
    days on market $195,999 Active 339 DOM
34. 2026-06-13
    days on market $195,999 Active 337 DOM
35. 2026-06-09
    days on market $195,999 Active 333 DOM
36. 2026-06-08
    days on market $195,999 Active 332 DOM
37. 2026-06-07
    days on market $195,999 Active 331 DOM
38. 2026-06-04
    pricedays on market $195,999 Active 328 DOM
39. 2026-06-03
    days on market $197,999 Active 327 DOM
40. 2026-06-02
    days on market $197,999 Active 326 DOM
41. 2026-06-01
    days on market $197,999 Active 325 DOM
42. 2026-05-31
    days on market $197,999 Active 324 DOM
43. 2026-05-06
    price $197,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

44. 2026-02-13
    price $199,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

45. 2025-12-21
    price $204,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

46. 2025-07-17
    price $209,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

47. 2025-07-03
    listed $217,999 Active 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

ⓘ 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: $20,290
• − Mortgage interest: −$11,833
• − Property taxes: −$3,169
• − Insurance: −$1,056
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$6,145
• Taxable loss: −$5,159
• Est. tax savings @ 24.0%: +$1,238
• After-tax cash flow: $-251/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

Excellent 95/100 None rehab

This single-family home is in excellent condition with a spacious open floorplan and modern finishes. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑
• Both Adding a smart thermostat — Improves energy efficiency and can increase both resale and rental value. ↑

F Composite school gradezoned avg 22/100

Zoned Schools

Middle East Central Heritage Middle F TX #1,478/1,662 Nat'l #12,017/14,009 High East Central H S F TX #1,264/1,632 Nat'l #12,478/17,239

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

C Composite livability gradescore 66/100

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 · 2,336,851 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: 16% of renters

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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%

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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%

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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

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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

-9.2% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $197,999 Zillow
• 2026-02-13 Price Changed $199,999 Zillow
• 2025-12-21 Price Changed $204,999 Zillow
• 2025-07-17 Price Changed $209,999 Zillow
• 2025-07-03 Listed $217,999 Zillow