1933 Pasture Rose · San Antonio, TX 78109

$206,999

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 40 Days on market

Built 2026 Excellent condition 4,791 sqft lot Est $222k · 7% under $69/mo HOA · 4% of rent ↓ 11% 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 +12.5/30.0
• ARV discount +10.6/15.0
• Condition / age +4.8/5.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• 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 in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Mandatory HOA with quarterly fee of $207; Association transfer fee $450; Subdivision: Rose Valley / ROSE VALLEY

Exterior

• Parking: 2-car garage
• Utilities: Water system (ECSUD); Sewer system (City); Gas service (Centric); Electric service (CPS); Garbage service (Frontier)
• Home design: New construction by Lennar
• Construction: Slab foundation; Composition roof
• Exterior features: Brick, siding, and cement fiber exterior

Interior

• Kitchen: Stove/Range; Dishwasher
• Bedrooms: Primary bedroom on lower level with walk-in closet and full bath; Bedroom sizes approximately: Primary 14 x 11; Bedroom 2 10 x 10; Bedroom 3 10 x 10; Bedroom 4 11 x 10
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Two full bathrooms; Primary bathroom with shower only and single vanity
• Heating & cooling: Central heating; Electric and natural gas heat; Central air conditioning
• Interior features: Open floor plan; 1 living area; Utility room inside; Laundry room on main level; Walk-in closets
• Laundry & utility: Washer connection; Dryer connection; Laundry room on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $207k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-32 ($-379/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (10.2% below list).
• Recommended offer: $186k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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.
• Zoned schools: Tradition El (math 25% / reading 32%, grade F, #2,706 of 4,322 statewide, top 63%, 993 students, 51% 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); 1152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 40 days — a 3% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,813 (10.2% 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 40 days. Have you received any prior offers? Is the seller open to a 10% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.90% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $222,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1931 Chicksaw Rose	0.00mi	4/2.0	1,600 (0%)	1mo	$204,999	$128	99
1411 Capitol Reef	0.00mi	4/2.0	1,572 (-2%)	0mo	$257,310	$164	97
1441 Sequoia Park	0.00mi	4/2.0	1,572 (-2%)	1mo	$253,500	$161	96
7910 Biggio Ln	0.00mi	4/2.5	1,692 (+6%)	1mo	$209,999	$124	88
8022 Biggio Ln	0.00mi	4/2.5	1,692 (+6%)	1mo	$230,999	$137	88
8030 Biggio Ln	0.00mi	4/2.0	1,483 (-7%)	1mo	$205,999	$139	87
8014 Biggio Ln	0.00mi	4/2.0	1,483 (-7%)	1mo	$218,999	$148	87
10313 Lassen Park	0.00mi	3/2.5 (-1)	1,470 (-8%)	1mo	$276,499	$188	79
11727 Evergreen Rose	0.00mi	4/3.0	1,795 (+12%)	1mo	$242,999	$135	75
11537 Cinnamon Rose	0.00mi	3/2.0 (-1)	1,380 (-14%)	0mo	$164,999	$120	72
4502 Westbourne Way	0.69mi	4/2.0	1,802 (+13%)	0mo	$196,500	$109	47
9406 Griffith Run	0.70mi	3/2.5 (-1)	1,780 (+11%)	1mo	$249,138	$140	41

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: -20.9%
• Equity multiple: 0.29×
• Total profit: $-40,930
• Equity at exit: $30,864

10-year hold

• IRR: -23.8%
• Equity multiple: -0.02×
• Total profit: $-58,991
• Equity at exit: $17,897

Cash invested: $57,960 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$1,086
• Tax est. 1.5%: −$259 /mo · $3,105/yr
• Insurance: −$86
• HOA: −$69
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-32

Break-even live

Break-even rent $1,898

Max offer price $202,426

Occupancy floor 97%

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11621 Dog Rose Converse, TX	4.0	2.0	1500	$1,495	$1.00	4d	1	0.01mi
11810 Spiderwort RDG Converse, TX	4.0	2.5	1535	$1,497	$0.98	43d	1	0.01mi
5625 Rowan RDG Converse, TX	3.0	2.5	1605	$1,700	$1.06	4d	1	0.01mi
11710 California Rose Converse, TX	4.0	2.5	1867	$1,635	$0.88	21d	1	0.01mi
9411 Braman Pt Converse, TX	4.0	2.0	1703	$1,950	$1.15	17d	1	0.28mi
5147 Longhorn Riv Converse, TX	4.0	2.5	2096	$2,000	$0.95	23d	1	0.54mi
5510 Cibolo Pass Unit 1 Converse, TX	3.0	2.0	1253	$1,695	$1.35	23d	1	0.57mi
5423 Devils Gate Converse, TX	3.0	2.0	1287	$1,650	$1.28	11d	1	0.63mi
5435 Devils Gate Unit 1 Converse, TX	3.0	2.0	1243	$1,650	$1.33	14d	1	0.65mi
5435 Devils Gate Converse, TX	3.0	2.0	1243	$1,650	$1.33	2d	1	0.65mi
9114 McCoy Pass Converse, TX	4.0	2.5	1951	$2,199	$1.13	4d	1	0.66mi
9223 Grand Western Converse, TX	3.0	2.0	1908	$1,950	$1.02	4d	1	0.68mi
5506 Rio Cyn Unit 2 Converse, TX	3.0	2.0	1351	$1,549	$1.15	43d	1	0.69mi
5114 Y Bar Smt Converse, TX	3.0	2.0	1276	$1,525	$1.20	4d	1	0.74mi
4807 Marylebone Ave Converse, TX	4.0	2.5	2032	$2,200	$1.08	43d	1	0.74mi
4326 Stanley Park Converse, TX	3.0	2.0	1484	$1,650	$1.11	2d	1	0.74mi
9204 Canyon Bnd Unit 2 Converse, TX	3.0	2.5	1372	$1,495	$1.09	43d	1	0.76mi
9213 Groff Lndg Converse, TX	3.0	2.0	1344	$1,600	$1.19	11d	1	0.78mi
8911 Sumners Wise Converse, TX	4.0	2.0	1627	$1,745	$1.07	2d	1	0.79mi
9211 Griffith Run Converse, TX	3.0	2.0	1266	$1,446	$1.14	4d	1	0.79mi
8830 McCoy Pass Converse, TX	4.0	2.0	1950	$2,020	$1.04	12d	1	0.80mi
8907 Ladbroke Grv Converse, TX	3.0	2.0	1921	$1,900	$0.99	2d	1	0.81mi
9115 Griffith Run Converse, TX	3.0	2.0	1266	$1,521	$1.20	43d	1	0.84mi
8810 Barrow Path Converse, TX	4.0	2.0	1667	$1,695	$1.02	20d	1	0.84mi
8803 Barrow Path Converse, TX	3.0	2.0	1440	$1,570	$1.09	23d	1	0.86mi
3035 Selhurst St Converse, TX	3.0	2.0	1557	$1,800	$1.16	23d	1	0.88mi
5223 Hornbeck Hts Converse, TX	3.0	2.0	1440	$1,795	$1.25	43d	1	0.88mi
5107 Hornbeck Hts Converse, TX	3.0	2.0	1266	$1,496	$1.18	4d	1	0.89mi
9026 Bowring Park Converse, TX	3.0	2.0	1721	$1,795	$1.04	43d	1	0.90mi
5170 Fowler Crst Converse, TX	3.0	2.0	1450	$1,695	$1.17	4d	1	0.91mi
5135 Fowler Crst Converse, TX	3.0	2.0	1266	$1,950	$1.54	4d	1	0.94mi
8907 Arundal Gdn Converse, TX	3.0	2.0	1921	$1,895	$0.99	17d	1	0.94mi
10310 Waverunner Converse, TX	3.0	2.0	1474	$1,695	$1.15	3d	1	0.95mi
8902 Grand Western Converse, TX	3.0	2.5	1570	$1,995	$1.27	43d	1	0.98mi
10410 Waverunner Converse, TX	3.0	2.0	1458	$1,750	$1.20	23d	1	0.99mi
9110 Longhorn Park Converse, TX	3.0	2.0	1646	$1,675	$1.02	12d	1	1.01mi
9110 Longhorn Park Converse, TX	3.0	2.0	1646	$1,675	$1.02	16d	1	1.01mi
9335 Nubuck Br Converse, TX	4.0	2.5	2243	$2,095	$0.93	43d	1	1.06mi
9310 Nubuck Br Converse, TX	3.0	2.0	1525	$1,895	$1.24	4d	1	1.07mi
6426 Thorpe Holw Converse, TX	3.0	2.5	1414	$1,600	$1.13	23d	1	1.08mi

HOA detail

• Monthly dues: $69 · $828/yr

Listing history 9 events

1. 2026-06-18
   status $206,999 Pending 40 DOM
2. 2026-06-17
   days on market $206,999 Price Change 40 DOM
3. 2026-06-16
   days on market $206,999 Price Change 39 DOM
4. 2026-06-15
   days on market $206,999 Price Change 38 DOM
5. 2026-06-13
   days on market $206,999 Price Change 36 DOM
6. 2026-06-09
   remarks 608-char remark
7. 2026-06-09
   statusdays on marketlisting id $206,999 Price Change 32 DOM
8. 2026-06-08
   remarks 403-char remark
9. 2026-06-08
   listed $206,999 Active 23 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 20 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: $22,298
• − Mortgage interest: −$11,595
• − Property taxes: −$3,105
• − Insurance: −$1,035
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − HOA: −$828
• − Depreciation: −$6,022
• Taxable loss: −$3,855
• Est. tax savings @ 24.0%: +$925
• After-tax cash flow: $546/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-level home is in excellent condition with a spacious open floorplan and modern finishes. It is move-in ready and ready for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more potential buyers
• Both Add smart home features — Improves convenience and can increase property value
• Both Install smart thermostat — Saves energy and can be a selling point

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more potential buyers ↑
• Both Add smart home features — Improves convenience and can increase property value ↑
• Both Install smart thermostat — Saves energy and can be a selling point ↑

ⓘ 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

• Census place: San Antonio, TX
• 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

Price history

-10.8% since first listed

10 events — show timeline

• 2026-06-09 Price Changed $206,999 LERA
• 2026-06-07 Price Changed $206,999 Zillow
• 2026-06-04 Price Changed $207,999 LERA
• 2026-06-03 Price Changed $207,999 Zillow
• 2026-05-30 Price Changed $210,999 Zillow
• 2026-05-30 Price Changed $210,999 LERA
• 2026-05-21 Price Changed $211,999 LERA
• 2026-05-20 Price Changed $211,999 Zillow
• 2026-05-16 Listed $231,999 Zillow
• 2026-05-08 Listed $231,999 LERA