11405 Evergreen Rose · San Antonio, TX 78109

$176,399

4 bd · 2.0 ba · 1,500 sqft · SingleFamily · 21 Days on market

Built 2026 Good condition Est $212k · 17% under

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Why this score? — see what drove the C+ 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

Key facts

• Private rear corner
• Walk-in closet
• En-suite bathroom

Tags

• OPEN-CONCEPT FLOORPLAN
• PRIVATE REAR CORNER
• EN-SUITE BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Listing status: Active; Last modified: 2026-05-31
• Financial info: List price $175,999

Exterior

• Home design: Single-family home (spec new construction); Timms floor plan
• Exterior features: Living area of 1500; Address: 11405 Evergreen Rose, Converse, TX 78109

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms (both full)
• Interior features: Spec new construction (Timms plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $176k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $174k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.8% in San Antonio — 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 80/100 on livability (#31 in TX, #1,616 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime 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.
• Market conditions: Rents soft (-1.1%/yr); 1208 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5k 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 21 days — a 2% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Recommended offer $173,753 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.07% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $211,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11545 Cinnamon Rose	0.11mi	4/2.0	1,500 (0%)	2mo	$169,999	$113	93
11525 Cinnamon Rose	0.14mi	4/2.0	1,483 (-1%)	2mo	$208,999	$141	90
11537 Chestnut Rose	0.15mi	4/2.0	1,500 (0%)	5mo	$185,499	$124	88
11723 Evergreen Rose	0.02mi	4/3.0	1,657 (+10%)	1mo	$236,999	$143	77
11553 Cinnamon Rose	0.10mi	3/2.0 (-1)	1,380 (-8%)	1mo	$164,999	$120	76
11711 Evergreen Rose	0.08mi	4/3.0	1,657 (+10%)	2mo	$227,999	$138	73
11639 Evergreen Rose	0.08mi	4/3.0	1,657 (+10%)	2mo	$236,999	$143	73
11533 Cinnamon Rose	0.13mi	3/2.0 (-1)	1,354 (-10%)	2mo	$196,999	$145	71
11541 Cinnamon Rose	0.12mi	4/2.5	1,692 (+13%)	1mo	$224,999	$133	70
11513 Cinnamon Rose	0.16mi	3/2.0 (-1)	1,354 (-10%)	2mo	$198,999	$147	70
2207 Camellia Rose	0.18mi	4/2.5	1,692 (+13%)	2mo	$218,999	$129	67
11516 Chestnut Rose	0.15mi	3/2.0 (-1)	1,354 (-10%)	7mo	$225,999	$167	66

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-16,618
• Equity at exit: $26,302

10-year hold

• IRR: -4.7%
• Equity multiple: 0.73×
• Total profit: $-13,260
• Equity at exit: $15,252

Cash invested: $49,392 (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: 1208
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$925
• Tax est. 1.5%: −$220 /mo · $2,646/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $274

Break-even live

Break-even rent $1,543

Max offer price $176,399

Occupancy floor 80%

Sensitivity live

Price	-10% $396	-5% $335	+0% $274	+5% $213	+10% $153
Rent	-10% $125	-5% $200	+0% $274	+5% $349	+10% $424
Rate	-1.0pp $363	-0.5pp $319	base $274	+0.5pp $229	+1.0pp $182

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: $44,100
• Closing costs: $5,292
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11602 Dog Rose Converse, TX	3.0	2.0	1354	$1,650	$1.22	25d	1	0.29mi
4611 E 1604 N Converse, TX	2.0–4.0	2.0	1112	$1,499	$1.35	2d	1	0.62mi
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	25d	1	0.98mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	3d	1	0.99mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	23d	1	0.99mi
11050 Eyelet Hbr Converse, TX	4.0	2.5	2205	$1,875	$0.85	44d	1	1.03mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,293	$1.32	2d	1	1.04mi
2810 Praline Fry Converse, TX	4.0	2.5	2204	$1,745	$0.79	44d	1	1.04mi
2822 Praline Fry Converse, TX	3.0	2.0	1525	$1,645	$1.08	4d	1	1.04mi
11046 Eyelet Hbr Converse, TX	3.0	2.0	1525	$1,750	$1.15	25d	1	1.04mi
11038 Chatham Ct Converse, TX	4.0	2.5	2205	$1,995	$0.90	13d	1	1.07mi
11030 Yonder Flts Converse, TX	3.0	2.5	1428	$1,500	$1.05	5d	1	1.08mi
11026 Yonder Flts Converse, TX	3.0	2.0	1525	$1,645	$1.08	4d	1	1.09mi
2826 Tybee Crk Converse, TX	4.0	2.5	2204	$1,830	$0.83	5d	1	1.09mi
11002 Eyelet Hbr Converse, TX	4.0	2.5	2204	$1,745	$0.79	44d	1	1.12mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	44d	1	1.12mi
3006 Citron Gdn Converse, TX	4.0	2.5	2198	$1,950	$0.89	4d	1	1.13mi
10922 Chatham Ct Converse, TX	3.0	2.0	1525	$1,645	$1.08	25d	1	1.20mi
2939 Gastonian Ml Converse, TX	3.0	2.0	1525	$1,495	$0.98	44d	1	1.21mi
2927 Gastonian Ml Converse, TX	4.0	2.5	2205	$1,850	$0.84	3d	1	1.21mi
10950 Chippewa Trce Converse, TX	4.0	2.5	2205	$1,800	$0.82	25d	1	1.21mi
10930 Juliette Pass Converse, TX	4.0	2.5	2205	$1,850	$0.84	4d	1	1.25mi
2815 Armaan WAY Converse, TX	3.0	2.5	1401	$1,495	$1.07	2d	1	1.31mi
2943 Forsyth Cyn Converse, TX	4.0	2.5	2203	$1,795	$0.81	25d	1	1.35mi
10819 Juliette Pass Converse, TX	4.0	2.5	2204	$1,745	$0.79	44d	1	1.36mi
2934 Jackson Smt Converse, TX	4.0	2.5	2204	$2,070	$0.94	44d	1	1.37mi
2942 Jackson Smt Converse, TX	4.0	2.5	2204	$1,745	$0.79	44d	1	1.37mi
3026 Jackson Smt Converse, TX	4.0	2.5	2204	$1,745	$0.79	44d	1	1.38mi
3318 Carducci Dr Converse, TX	3.0	2.0	1276	$1,800	$1.41	44d	1	1.42mi
3130 Jackson Smt Converse, TX	3.0	2.5	1428	$1,885	$1.32	5d	1	1.42mi
3055 Jackson Smt Converse, TX	3.0	2.0	1525	$1,595	$1.05	44d	1	1.42mi
3158 Jackson Smt Converse, TX	4.0	2.5	2205	$1,895	$0.86	3d	1	1.44mi
10803 Prusiner Dr Converse, TX	3.0	2.0	1440	$1,476	$1.02	23d	1	1.46mi
10803 Prusiner Dr Converse, TX	3.0	2.0	1450	$1,410	$0.97	25d	1	1.46mi
2802 Stigler Dr Converse, TX	4.0	2.0	1627	$1,495	$0.92	5d	1	1.48mi

Listing history 14 events

1. 2026-06-21
   pricedays on market $176,399 Active 21 DOM
2. 2026-06-18
   days on market $176,049 Active 18 DOM
3. 2026-06-17
   days on market $176,049 Active 17 DOM
4. 2026-06-16
   days on market $176,049 Active 16 DOM
5. 2026-06-15
   pricedays on market $176,049 Active 15 DOM
6. 2026-06-13
   pricedays on market $175,349 Active 13 DOM
7. 2026-06-09
   days on market $173,999 Active 9 DOM
8. 2026-06-08
   days on market $173,999 Active 8 DOM
9. 2026-06-07
   days on market $173,999 Active 7 DOM
10. 2026-06-04
    pricedays on market $173,999 Active 4 DOM
11. 2026-06-03
    days on market $175,999 Active 3 DOM
12. 2026-06-02
    days on market $175,999 Active 2 DOM
13. 2026-05-31
    remarks 320-char remark
14. 2026-05-31
    listed $175,999 Active 1 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: $22,686
• − Mortgage interest: −$9,881
• − Property taxes: −$2,646
• − Insurance: −$882
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$5,132
• Taxable income: $515
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $3,169/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

Good 80/100 Cosmetic rehab

This modern single-level home is in good condition with a good condition score of 80. It features a well-maintained exterior, modern kitchen, and bathrooms. The home is move-in ready with minor cosmetic updates needed for the exterior siding and curtains.

Value-add opportunities

• Resale Paint the exterior siding — Enhances curb appeal and can add value
• Rental Replace the curtains — Fresh curtains can make the space more inviting for renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Enhances curb appeal and can add value ↑
• Rental Replace the curtains — Fresh curtains can make the space more inviting for renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

Livability — San Antonio

• Score: 80/100
• State rank: #31
• US rank: #1616

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• 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