11717 California Rose · Converse, TX 78109

$226,999

4 bd · 2.0 ba · 1,575 sqft · SingleFamily · 403 Days on market

Built 2025 Excellent condition 4,791 sqft lot $144/sqft · 7% below area Est $244k · 7% under $25/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 +10.7/15.0
• Cash flow +9.3/30.0
• Condition / age +4.8/5.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• DSCR +2.6/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Sentosa - This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner's suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Single-level layout
• 4,791 sq ft lot

Tags

• SINGLE-LEVEL LAYOUT
• OPEN-CONCEPT FLOORPLAN
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $227k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (20.4% below list).
• Recommended offer: $181k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• 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: Converse El (math 21% / reading 30%, grade F, #2,982 of 4,322 statewide, top 70%, 604 students, 63% FRL); Judson Middle (math 21% / reading 34%, grade F, #1,156 of 1,662 statewide, top 71%, 1,259 students, 70% 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); 1754 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $2k of loan paydown is wiped out by about $7k 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 403 days — a 12% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $180,697 (20.4% 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 403 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 10.5

CMA / ARV

• ARV (median comp): $244,486
• List price: $226,999
• Delta: -7.15%
• 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
303 Castle Ct	0.28mi	3/2.0 (-1)	1,589 (+1%)	2mo	$228,500	$144	79
1416 Sequoia Park	0.00mi	3/2.0 (-1)	1,434 (-9%)	3mo	$252,610	$176	78
1920 Chicksaw Rose	0.00mi	3/2.0 (-1)	1,411 (-10%)	5mo	$203,999	$145	73
9366 Schaefer Rd	0.26mi	3/2.0 (-1)	1,484 (-6%)	1mo	$195,000	$131	72
8067 Biggio Ln	0.00mi	4/2.5	1,802 (+14%)	4mo	$184,999	$103	71
8063 Biggio Ln	0.00mi	4/2.5	1,802 (+14%)	4mo	$208,999	$116	70
8915 Slumber St	0.60mi	3/2.0 (-1)	1,568 (-0%)	4mo	$189,900	$121	63
431 Diana Dr	0.57mi	3/2.0 (-1)	1,532 (-3%)	2mo	$224,800	$147	62
7438 Coers Blvd	0.64mi	3/2.0 (-1)	1,588 (+1%)	4mo	$185,000	$116	60
6919 Titan Park	0.68mi	3/2.0 (-1)	1,585 (+1%)	5mo	$249,900	$158	58
8230 Coppergate	0.74mi	3/2.0 (-1)	1,549 (-2%)	4mo	$114,000	$74	54
201 Avenue D	0.73mi	3/2.0 (-1)	1,388 (-12%)	1mo	$140,000	$101	40

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: -25.0%
• Equity multiple: 0.17×
• Total profit: $-52,624
• Equity at exit: $33,846

10-year hold

• IRR: -33.8%
• Equity multiple: -0.25×
• Total profit: $-79,749
• Equity at exit: $19,627

Cash invested: $63,560 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 39 active · 29 under contract
• Months of supply: 7.3 mo (14%/mo absorbed)
• Median asking: $244,055 ($147/sqft)
• Median days on market: 66 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +5.8% vs 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: 1754
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$1,190
• Tax est. 1.5%: −$284 /mo · $3,405/yr
• Insurance: −$95
• HOA: −$25
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-166

Break-even live

Break-even rent $2,017

Max offer price $202,945

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-88	+0% $-166	+5% $-245	+10% $-323
Rent	-10% $-309	-5% $-238	+0% $-166	+5% $-95	+10% $-23
Rate	-1.0pp $-52	-0.5pp $-108	base $-166	+0.5pp $-225	+1.0pp $-285

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: $56,750
• Closing costs: $6,810
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2810 Armaan WAY Converse, TX	3.0	2.5	1366	$1,395	$1.02	24d	1	0.02mi
305 Jeanette Dr Converse, TX	3.0	2.0	1084	$1,600	$1.48	119d	1	0.27mi
309 Jeanette Dr Converse, TX	4.0	2.0	1105	$1,595	$1.44	119d	1	0.28mi
309 Jeanette Dr Converse, TX	4.0	2.0	1104	$1,595	$1.44	94d	1	0.28mi
317 Vivian Dr Converse, TX	3.0	2.0	1454	$1,650	$1.13	43d	1	0.29mi
313 Renee Dr Converse, TX	3.0	3.0	1884	$1,650	$0.88	119d	1	0.33mi
10814 Lillia BR San Antonio, TX	3.0	2.0	1266	$1,600	$1.26	139d	1	0.36mi
318 Renee Dr Converse, TX	3.0	2.0	1317	$1,800	$1.37	43d	1	0.36mi
302 Gateway St Converse, TX	3.0	2.0	1433	$1,500	$1.05	43d	1	0.40mi
315 Donalan Dr Converse, TX	3.0	2.5	1918	$1,751	$0.91	58d	1	0.41mi
8422 Parry Path Converse, TX	3.0	2.0	1641	$1,550	$0.94	139d	1	0.42mi
435 Abigail Converse, TX	3.0	2.5	1900	$1,795	$0.94	4d	1	0.46mi
346 Lucille Converse, TX	3.0	2.0	1503	$1,750	$1.16	6d	1	0.46mi
415 Diana Dr Converse, TX	3.0	2.0	2180	$1,595	$0.73	24d	1	0.53mi
419 Dolly Dr Converse, TX	4.0	2.0	1810	$1,650	$0.91	24d	1	0.54mi
7334 Daulton Rdg Converse, TX	3.0	2.0	1535	$1,495	$0.97	82d	1	0.55mi
7334 Daulton Rdg Converse, TX	3.0	2.0	1535	$1,495	$0.97	87d	1	0.55mi
9111 Spigel Way Converse, TX	3.0	2.5	2082	$2,200	$1.06	88d	1	0.60mi
301 Converse Center St Converse, TX	1.0–3.0	1.0–2.0	975	$1,417	$1.45	139d	1	0.61mi
8827 Slumber Ln Converse, TX	3.0	2.0	1292	$2,000	$1.55	139d	1	0.64mi
6934 Shiraz Way Converse, TX	3.0	2.5	1917	$1,900	$0.99	84d	1	0.64mi
518 Reba Converse, TX	3.0	2.5	1958	$1,795	$0.92	69d	1	0.66mi
7330 Belmede Ct Converse, TX	3.0	2.5	1815	$1,595	$0.88	4d	1	0.66mi
7827 Copper Holw Converse, TX	3.0	2.0	1779	$1,645	$0.92	4d	1	0.67mi
8818 Slumber Ln Converse, TX	3.0	2.0	1259	$1,700	$1.35	97d	1	0.67mi
9459 Copper Mist Converse, TX	3.0	2.0	1301	$1,369	$1.05	5d	1	0.68mi
9459 Copper Mist Converse, TX	3.0	2.0	1301	$1,399	$1.08	24d	1	0.68mi
7311 Colina Way Unit 102 Converse, TX	3.0	2.5	1218	$1,250	$1.03	10d	1	0.68mi
217 Avenue E St Converse, TX	3.0	2.0	1500	$2,100	$1.40	43d	1	0.69mi
7208 Colina Way Converse, TX	3.0	2.5	1334	$1,395	$1.05	80d	1	0.69mi
9622 Copper Est Converse, TX	3.0	2.0	1301	$1,650	$1.27	10d	1	0.70mi
8712 Azul Sky Ct Converse, TX	3.0	3.0	1482	$1,200	$0.81	43d	1	0.71mi
8707 Azul Sky Ct Converse, TX	3.0	2.5	1482	$1,500	$1.01	10d	1	0.71mi
6851 Titan Park Converse, TX	3.0	2.0	1602	$1,800	$1.12	7d	1	0.72mi
6851 Titan Park Converse, TX	3.0	2.0	1602	$1,850	$1.15	43d	1	0.72mi
8206 Coppergate Converse, TX	3.0	2.0	1372	$1,595	$1.16	94d	1	0.77mi
9619 Copper Rock Converse, TX	3.0	2.0	1301	$1,700	$1.31	139d	1	0.78mi
6738 Shiraz Way Converse, TX	3.0	2.5	1916	$2,150	$1.12	58d	1	0.79mi
9631 Copper Rock Converse, TX	3.0	2.0	1301	$1,595	$1.23	2d	1	0.79mi
112 Avenue B Unit B Converse, TX	3.0	2.0	1368	$1,475	$1.08	7d	1	0.83mi

Listing history 50 events

1. 2026-08-30
   days on market $226,999 Active 403 DOM
2. 2026-08-29
   days on market $226,999 Active 402 DOM
3. 2026-08-28
   days on market $226,999 Active 401 DOM
4. 2026-08-27
   days on market $226,999 Active 400 DOM
5. 2026-08-26
   days on market $226,999 Active 399 DOM
6. 2026-08-25
   days on market $226,999 Active 398 DOM
7. 2026-08-24
   days on market $226,999 Active 397 DOM
8. 2026-08-23
   days on market $226,999 Active 396 DOM
9. 2026-08-22
   days on market $226,999 Active 395 DOM
10. 2026-08-21
    days on market $226,999 Active 394 DOM
11. 2026-08-20
    days on market $226,999 Active 393 DOM
12. 2026-08-19
    days on market $226,999 Active 392 DOM
13. 2026-08-18
    days on market $226,999 Active 391 DOM
14. 2026-08-16
    days on market $226,999 Active 389 DOM
15. 2026-08-15
    days on market $226,999 Active 388 DOM
16. 2026-08-14
    days on market $226,999 Active 387 DOM
17. 2026-08-13
    days on market $226,999 Active 386 DOM
18. 2026-08-12
    days on market $226,999 Active 385 DOM
19. 2026-08-11
    days on market $226,999 Active 384 DOM
20. 2026-08-10
    days on market $226,999 Active 383 DOM
21. 2026-08-09
    days on market $226,999 Active 382 DOM
22. 2026-08-08
    days on market $226,999 Active 381 DOM
23. 2026-08-06
    days on market $226,999 Active 379 DOM
24. 2026-08-05
    days on market $226,999 Active 378 DOM
25. 2026-08-04
    days on market $226,999 Active 377 DOM
26. 2026-08-03
    days on market $226,999 Active 376 DOM
27. 2026-07-31
    days on market $226,999 Active 373 DOM
28. 2026-07-30
    days on market $226,999 Active 371 DOM
29. 2026-07-28
    days on market $226,999 Active 370 DOM
30. 2026-07-26
    days on market $226,999 Active 368 DOM
31. 2026-07-24
    days on market $226,999 Active 366 DOM
32. 2026-07-23
    days on market $226,999 Active 365 DOM
33. 2026-07-22
    days on market $226,999 Active 364 DOM
34. 2026-07-21
    days on market $226,999 Active 363 DOM
35. 2026-07-20
    days on market $226,999 Active 362 DOM
36. 2026-07-18
    statusdays on market $226,999 Active 360 DOM
37. 2026-07-18
    days on market $226,999 Price Change 359 DOM
38. 2026-07-16
    days on market $226,999 Price Change 358 DOM
39. 2026-07-15
    days on market $226,999 Price Change 357 DOM
40. 2026-07-14
    days on market $226,999 Price Change 356 DOM
41. 2026-07-13
    days on market $226,999 Price Change 355 DOM
42. 2026-07-13
    days on market $226,999 Price Change 354 DOM
43. 2026-07-11
    days on market $226,999 Price Change 353 DOM
44. 2026-07-10
    days on market $226,999 Price Change 352 DOM
45. 2026-07-09
    days on market $226,999 Price Change 351 DOM
46. 2026-07-08
    pricestatus $226,999 Price Change 349 DOM
47. 2026-07-07
    days on market $225,999 Active 349 DOM
48. 2026-07-06
    days on market $225,999 Active 348 DOM
49. 2026-07-05
    days on market $225,999 Active 347 DOM
50. 2026-07-03
    days on market $225,999 Active 345 DOM

ⓘ 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: $21,684
• − Mortgage interest: −$12,715
• − Property taxes: −$3,405
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$300
• − Depreciation: −$6,604
• Taxable loss: −$5,945
• Est. tax savings @ 24.0%: +$1,427
• After-tax cash flow: $-568/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from some exterior painting and landscaping improvements to further enhance its value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting. ↑
• Resale Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and property value. ↑
• Resale Interior updates — Fresh paint and minor updates can make the interior more appealing and increase the home's value. ↑
• Rental Kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to renters and increase its rental value. ↑
• Rental Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and rental value. ↑
• Rental Interior updates — Fresh paint and minor updates can make the interior more appealing and increase the home's rental value. ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Converse El F TX #2,982/4,322 Nat'l #29,743/41,679 Middle Judson Middle F TX #1,156/1,662 Nat'l #9,659/14,009 High Judson Early College Academy A TX #27/1,632 Nat'l #918/17,239

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

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

• Census place: Converse, TX
• 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

+30.7% since first listed

11 events — show timeline

• 2026-04-30 Price Changed $230,999 LERA
• 2026-04-21 Price Changed $232,999 LERA
• 2026-01-27 Price Changed $234,999 LERA
• 2025-12-14 Price Changed $240,999 LERA
• 2025-09-09 Price Changed $236,999 LERA
• 2025-07-30 Price Changed $250,999 LERA
• 2025-07-23 Listed $201,449 LERA
• 2025-07-17 Listing Removed — LERA
• 2025-06-10 Price Changed $201,449 LERA
• 2025-05-29 Price Changed $206,448 LERA
• 2025-05-27 Listed $176,680 LERA