Avas Plan · Converse, TX 78109

$186,799

3 bd · 2.0 ba · 1,380 sqft · SingleFamily · 401 Days on market

Good condition ↓ 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 +10.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• 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 in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, 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 $186,799 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $219,190.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $187k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (6.3% below list).
• Recommended offer: $164k (12.0% below list) — sets the bar for market timing.
• 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; 20 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 $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 401 days — a 12% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Recommended offer $164,383 (12.0% 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 401 days. Have you received any prior offers? Is the seller open to a 12% 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: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $219,190
• List price: $186,799
• Delta: -14.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2126 French Rose	0.23mi	3/2.0	1,380 (0%)	0mo	$186,749	$135	89
2118 French Rose	0.25mi	3/2.0	1,380 (0%)	1mo	$165,349	$120	87
11553 Cinnamon Rose	0.26mi	3/2.0	1,380 (0%)	2mo	$164,999	$120	86
1941 Pasture Rose	0.30mi	3/2.0	1,411 (+2%)	1mo	$198,999	$141	82
11533 Cinnamon Rose	0.28mi	3/2.0	1,354 (-2%)	3mo	$196,999	$145	81
11513 Cinnamon Rose	0.31mi	3/2.0	1,354 (-2%)	3mo	$198,999	$147	80
11507 Field Briar	0.11mi	3/2.0	1,200 (-13%)	0mo	$145,000	$121	73
11581 Cinnamon Rose	0.23mi	4/2.0 (+1)	1,500 (+9%)	0mo	$173,449	$116	70
2122 French Rose	0.24mi	4/2.0 (+1)	1,500 (+9%)	1mo	$173,999	$116	68
11569 Cinnamon Rose	0.24mi	4/2.0 (+1)	1,500 (+9%)	2mo	$171,999	$115	68
11525 Cinnamon Rose	0.29mi	4/2.0 (+1)	1,483 (+8%)	4mo	$208,999	$141	66
11545 Cinnamon Rose	0.27mi	4/2.0 (+1)	1,500 (+9%)	3mo	$169,999	$113	65

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: -24.0%
• Equity multiple: 0.20×
• Total profit: $-49,034
• Equity at exit: $32,682

10-year hold

• IRR: -30.7%
• Equity multiple: -0.19×
• Total profit: $-73,247
• Equity at exit: $18,952

Cash invested: $61,373 (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: 43 active · 18 under contract
• Months of supply: 9.2 mo (11%/mo absorbed)
• Median asking: $245,499 ($160/sqft)
• Median days on market: 275 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: -1.0% 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: 1440
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$1,149
• Tax est. 1.5%: −$274 /mo · $3,288/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-132

Break-even live

Break-even rent $1,917

Max offer price $200,075

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-56	+0% $-132	+5% $-208	+10% $-284
Rent	-10% $-270	-5% $-201	+0% $-132	+5% $-63	+10% $6
Rate	-1.0pp $-22	-0.5pp $-76	base $-132	+0.5pp $-189	+1.0pp $-247

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: $54,798
• Closing costs: $6,576
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 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
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	73d	1	0.92mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	51d	1	0.95mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	71d	1	0.95mi
11131 Hollinger Cir Converse, TX	3.0	2.5	1628	$2,300	$1.41	38d	1	0.96mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,102	$1.21	9d	1	1.05mi
11046 Eyelet Hbr Converse, TX	3.0	2.0	1525	$1,750	$1.15	73d	1	1.07mi
2822 Praline Fry Converse, TX	3.0	2.0	1525	$1,770	$1.16	21d	1	1.11mi
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
11026 Yonder Flts Converse, TX	3.0	2.0	1525	$1,725	$1.13	28d	1	1.18mi
10922 Chatham Ct Converse, TX	3.0	2.0	1525	$1,685	$1.10	21d	1	1.22mi
2939 Gastonian Ml Converse, TX	3.0	2.0	1525	$1,495	$0.98	93d	1	1.25mi
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
3055 Jackson Smt Converse, TX	3.0	2.0	1525	$1,595	$1.05	93d	1	1.44mi
3318 Carducci Dr Converse, TX	3.0	2.0	1276	$1,800	$1.41	93d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $186,799 Active 401 DOM
2. 2026-08-06
   days on market $186,799 Active 399 DOM
3. 2026-08-05
   days on market $186,799 Active 398 DOM
4. 2026-08-04
   days on market $186,799 Active 397 DOM
5. 2026-08-03
   days on market $186,799 Active 396 DOM
6. 2026-07-31
   days on market $186,799 Active 393 DOM
7. 2026-07-30
   days on market $186,799 Active 391 DOM
8. 2026-07-28
   days on market $186,799 Active 390 DOM
9. 2026-07-26
   days on market $186,799 Active 388 DOM
10. 2026-07-24
    days on market $186,799 Active 386 DOM
11. 2026-07-23
    days on market $186,799 Active 385 DOM
12. 2026-07-22
    days on market $186,799 Active 384 DOM
13. 2026-07-21
    days on market $186,799 Active 383 DOM
14. 2026-07-20
    days on market $186,799 Active 382 DOM
15. 2026-07-18
    pricedays on market $186,799 Active 380 DOM
16. 2026-07-18
    pricedays on market $185,449 Active 379 DOM
17. 2026-07-16
    days on market $185,099 Active 378 DOM
18. 2026-07-15
    days on market $185,099 Active 377 DOM
19. 2026-07-14
    days on market $185,099 Active 376 DOM
20. 2026-07-13
    days on market $185,099 Active 375 DOM
21. 2026-07-13
    days on market $185,099 Active 374 DOM
22. 2026-07-11
    days on market $185,099 Active 373 DOM
23. 2026-07-10
    days on market $185,099 Active 372 DOM
24. 2026-07-09
    days on market $185,099 Active 371 DOM
25. 2026-07-07
    days on market $185,099 Active 369 DOM
26. 2026-07-06
    pricedays on market $185,099 Active 368 DOM
27. 2026-07-05
    days on market $184,099 Active 367 DOM
28. 2026-07-03
    days on market $184,099 Active 365 DOM
29. 2026-07-02
    price $184,099 Active 364 DOM
30. 2026-07-02
    days on market $182,099 Active 364 DOM
31. 2026-07-01
    days on market $182,099 Active 363 DOM
32. 2026-07-01
    price $182,099 Active 362 DOM
33. 2026-06-30
    days on market $181,749 Active 362 DOM
34. 2026-06-29
    days on market $181,749 Active 361 DOM
35. 2026-06-28
    days on market $181,749 Active 360 DOM
36. 2026-06-27
    days on market $181,749 Active 359 DOM
37. 2026-06-26
    days on market $181,749 Active 358 DOM
38. 2026-06-24
    days on market $181,749 Active 356 DOM
39. 2026-06-22
    days on market $181,749 Active 354 DOM
40. 2026-06-22
    price $181,749 Active 353 DOM
41. 2026-06-21
    pricedays on market $181,399 Active 353 DOM
42. 2026-06-18
    days on market $181,049 Active 350 DOM
43. 2026-06-17
    days on market $181,049 Active 349 DOM
44. 2026-06-16
    days on market $181,049 Active 348 DOM
45. 2026-06-15
    pricedays on market $181,049 Active 347 DOM
46. 2026-06-13
    pricedays on market $180,349 Active 345 DOM
47. 2026-06-09
    days on market $179,999 Active 341 DOM
48. 2026-06-08
    days on market $179,999 Active 340 DOM
49. 2026-06-07
    days on market $179,999 Active 339 DOM
50. 2026-06-04
    days on market $179,999 Active 336 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: $21,003
• − Mortgage interest: −$12,278
• − Property taxes: −$3,288
• − Insurance: −$1,096
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$6,376
• Taxable loss: −$5,396
• Est. tax savings @ 24.0%: +$1,295
• After-tax cash flow: $-290/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 Est. rehab $6,900–$20,700 screening

This single-family home is in good condition with a good condition score of 80. It has a modern kitchen and bathrooms, and is well-maintained both inside and out. The home is ready for a new owner and can be further enhanced with some exterior painting and landscaping improvements to increase its value.

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. ↑
• Resale Updating the kitchen backsplash — Modernizes the kitchen and can increase resale value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

-11.1% since first listed

4 events — show timeline

• 2026-02-13 Price Changed $179,999 Zillow
• 2025-11-17 Price Changed $190,499 Zillow
• 2025-09-01 Price Changed $195,499 Zillow
• 2025-07-03 Listed $202,499 Zillow