11543 Field Briar · San Antonio, TX 78109

$180,000

3 bd · 2.0 ba · 1,380 sqft · SingleFamily · 81 Days on market

Built 2024 Good condition 4,199 sqft lot $130/sqft · 7% below area Est $194k · 7% under $21/mo HOA · 1% of rent

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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 +22.3/30.0
• ARV discount +10.8/15.0
• DSCR +7.1/10.0
• 1% rule +4.7/10.0
• 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 MLS

Immaculately maintained 3-bedroom, 2-bath home in Converse, conveniently located near Randolph Air Force Base. This home offers an open floor plan with a seamless flow between living, dining, and kitchen spaces ideal for everyday living and entertaining. The kitchen features gas cooking, stainless steel appliances, and ample prep space. Laminate flooring runs throughout the main living areas, adding both style and durability. Interior utility room provides added convenience. A well-kept property in a great location with easy access to shopping, dining, and major highways.

Key facts

• Open floor plan
• Laminate flooring
• Gas cooking

Tags

• OPEN FLOOR PLAN
• GAS COOKING
• STAINLESS STEEL APPLIANCES
• LAMINATE FLOORING
• INTERIOR UTILITY ROOM
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• 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 (2.9% below list).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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); 1207 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 81 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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. 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: 0.97% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (median comp): $194,385
• List price: $180,000
• Delta: -7.40%
• 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
11553 Cinnamon Rose	0.11mi	3/2.0	1,380 (0%)	1mo	$164,999	$120	94
11533 Cinnamon Rose	0.11mi	3/2.0	1,354 (-2%)	2mo	$196,999	$145	90
11513 Cinnamon Rose	0.12mi	3/2.0	1,354 (-2%)	2mo	$198,999	$147	90
11516 Chestnut Rose	0.10mi	3/2.0	1,354 (-2%)	7mo	$225,999	$167	87
11525 Cinnamon Rose	0.11mi	4/2.0 (+1)	1,483 (+8%)	2mo	$208,999	$141	76
11545 Cinnamon Rose	0.11mi	4/2.0 (+1)	1,500 (+9%)	2mo	$169,999	$113	74
11537 Chestnut Rose	0.06mi	4/2.0 (+1)	1,500 (+9%)	5mo	$185,499	$124	73
11557 Cinnamon Rose	0.11mi	3/2.0	1,200 (-13%)	2mo	$160,999	$134	72
11521 Cinnamon Rose	0.12mi	3/2.0	1,200 (-13%)	2mo	$156,999	$131	71
11210 Prairie Lndg	0.69mi	3/2.0	1,527 (+11%)	2mo	$219,990	$144	49
11206 Prairie Lndg	0.70mi	3/2.5	1,218 (-12%)	6mo	$194,990	$160	41
11119 Prairie Lndg	0.72mi	3/2.0	1,206 (-13%)	5mo	$214,990	$178	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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-15,476
• Equity at exit: $26,839

10-year hold

• IRR: -3.1%
• Equity multiple: 0.82×
• Total profit: $-9,238
• Equity at exit: $15,563

Cash invested: $50,400 (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: 1207
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$944
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$75
• HOA: −$21
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $296

Break-even live

Break-even rent $1,372

Max offer price $180,000

Occupancy floor 78%

Sensitivity live

Price	-10% $398	-5% $347	+0% $296	+5% $246	+10% $195
Rent	-10% $158	-5% $227	+0% $296	+5% $366	+10% $435
Rate	-1.0pp $387	-0.5pp $342	base $296	+0.5pp $250	+1.0pp $202

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	0.09mi
4611 E 1604 N Converse, TX	1.0–4.0	1.0–2.0	990	$1,314	$1.33	0d	1	0.80mi
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	25d	1	0.80mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	3d	1	0.83mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	23d	1	0.83mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,102	$1.21	0d	1	0.90mi
11046 Eyelet Hbr Converse, TX	3.0	2.0	1525	$1,750	$1.15	25d	1	0.92mi
2822 Praline Fry Converse, TX	3.0	2.0	1525	$1,645	$1.08	4d	1	0.94mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	45d	1	0.98mi
11030 Yonder Flts Converse, TX	3.0	2.5	1428	$1,500	$1.05	5d	1	1.00mi
11026 Yonder Flts Converse, TX	3.0	2.0	1525	$1,645	$1.08	4d	1	1.01mi
10922 Chatham Ct Converse, TX	3.0	2.0	1525	$1,645	$1.08	25d	1	1.07mi
2939 Gastonian Ml Converse, TX	3.0	2.0	1525	$1,495	$0.98	45d	1	1.09mi
2815 Armaan WAY Converse, TX	3.0	2.5	1401	$1,495	$1.07	0d	1	1.23mi
3130 Jackson Smt Converse, TX	3.0	2.5	1428	$1,885	$1.32	5d	1	1.28mi
3055 Jackson Smt Converse, TX	3.0	2.0	1525	$1,595	$1.05	45d	1	1.29mi
3318 Carducci Dr Converse, TX	3.0	2.0	1276	$1,800	$1.41	45d	1	1.31mi
10803 Prusiner Dr Converse, TX	3.0	2.0	1440	$1,476	$1.02	23d	1	1.36mi
10803 Prusiner Dr Converse, TX	3.0	2.0	1450	$1,410	$0.97	25d	1	1.36mi
10690 Pablo Way Converse, TX	3.0	2.0	1207	$1,650	$1.37	45d	1	1.36mi
10606 Varmus Dr Converse, TX	3.0	2.0	1440	$1,546	$1.07	0d	1	1.39mi
4150 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,750	$1.09	5d	1	1.41mi
2802 Stigler Dr Converse, TX	4.0	2.0	1627	$1,495	$0.92	5d	1	1.41mi
10755 Prusiner Dr Converse, TX	3.0	2.0	1266	$1,536	$1.21	23d	1	1.45mi
10723 Vinateros Dr Converse, TX	4.0	2.0	1667	$1,776	$1.07	45d	1	1.45mi
10754 Prusiner Dr Converse, TX	3.0	2.0	1266	$1,450	$1.15	25d	1	1.45mi
2906 Millikan Dr Converse, TX	4.0	2.0	1627	$1,525	$0.94	14d	1	1.45mi
2822 Millikan Dr Converse, TX	3.0	2.0	1440	$1,650	$1.15	25d	1	1.46mi
2822 Millikan Dr Converse, TX	3.0	2.0	1450	$1,500	$1.03	14d	1	1.46mi
4250 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,699	$1.06	25d	1	1.47mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: gas

Listing history 24 events

1. 2026-06-21
   days on market $180,000 Active 81 DOM
2. 2026-06-18
   days on market $180,000 Active 78 DOM
3. 2026-06-17
   days on market $180,000 Active 77 DOM
4. 2026-06-16
   days on market $180,000 Active 76 DOM
5. 2026-06-15
   days on market $180,000 Active 75 DOM
6. 2026-06-13
   days on market $180,000 Active 73 DOM
7. 2026-06-09
   days on market $180,000 Active 69 DOM
8. 2026-06-08
   days on market $180,000 Active 68 DOM
9. 2026-06-07
   days on market $180,000 Active 67 DOM
10. 2026-06-04
    days on market $180,000 Active 64 DOM
11. 2026-06-03
    days on market $180,000 Active 63 DOM
12. 2026-06-02
    days on market $180,000 Active 62 DOM
13. 2026-06-01
    days on market $180,000 Active 61 DOM
14. 2026-05-31
    days on market $180,000 Active 60 DOM
15. 2026-04-29
    price $180,000 578-char remark

    Show marketing remark (578 chars)

    Immaculately maintained 3-bedroom, 2-bath home in Converse, conveniently located near Randolph Air Force Base. This home offers an open floor plan with a seamless flow between living, dining, and kitchen spaces ideal for everyday living and entertaining. The kitchen features gas cooking, stainless steel appliances, and ample prep space. Laminate flooring runs throughout the main living areas, adding both style and durability. Interior utility room provides added convenience. A well-kept property in a great location with easy access to shopping, dining, and major highways.

16. 2026-04-29
    price $180,000 578-char remark

    Show marketing remark (578 chars)

    Immaculately maintained 3-bedroom, 2-bath home in Converse, conveniently located near Randolph Air Force Base. This home offers an open floor plan with a seamless flow between living, dining, and kitchen spaces ideal for everyday living and entertaining. The kitchen features gas cooking, stainless steel appliances, and ample prep space. Laminate flooring runs throughout the main living areas, adding both style and durability. Interior utility room provides added convenience. A well-kept property in a great location with easy access to shopping, dining, and major highways.

17. 2026-04-29
    price $180,000

    Show marketing remark (578 chars)

    Immaculately maintained 3-bedroom, 2-bath home in Converse, conveniently located near Randolph Air Force Base. This home offers an open floor plan with a seamless flow between living, dining, and kitchen spaces ideal for everyday living and entertaining. The kitchen features gas cooking, stainless steel appliances, and ample prep space. Laminate flooring runs throughout the main living areas, adding both style and durability. Interior utility room provides added convenience. A well-kept property in a great location with easy access to shopping, dining, and major highways.

18. 2026-04-01
    listed $190,000 New 578-char remark

    Show marketing remark (578 chars)

    Immaculately maintained 3-bedroom, 2-bath home in Converse, conveniently located near Randolph Air Force Base. This home offers an open floor plan with a seamless flow between living, dining, and kitchen spaces ideal for everyday living and entertaining. The kitchen features gas cooking, stainless steel appliances, and ample prep space. Laminate flooring runs throughout the main living areas, adding both style and durability. Interior utility room provides added convenience. A well-kept property in a great location with easy access to shopping, dining, and major highways.

19. 2026-04-01
    listed $190,000 Active 578-char remark

    Show marketing remark (578 chars)

    Immaculately maintained 3-bedroom, 2-bath home in Converse, conveniently located near Randolph Air Force Base. This home offers an open floor plan with a seamless flow between living, dining, and kitchen spaces ideal for everyday living and entertaining. The kitchen features gas cooking, stainless steel appliances, and ample prep space. Laminate flooring runs throughout the main living areas, adding both style and durability. Interior utility room provides added convenience. A well-kept property in a great location with easy access to shopping, dining, and major highways.

20. 2026-04-01
    listed $190,000 Active

    Show marketing remark (578 chars)

    Immaculately maintained 3-bedroom, 2-bath home in Converse, conveniently located near Randolph Air Force Base. This home offers an open floor plan with a seamless flow between living, dining, and kitchen spaces ideal for everyday living and entertaining. The kitchen features gas cooking, stainless steel appliances, and ample prep space. Laminate flooring runs throughout the main living areas, adding both style and durability. Interior utility room provides added convenience. A well-kept property in a great location with easy access to shopping, dining, and major highways.

21. 2025-06-24
    soldstatus Sold
22. 2025-06-05
    status Pending
23. 2025-05-29
    price $180,135
24. 2025-05-27
    listed $154,560 New

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $524 · $44/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$2,770/yr (+$231/mo · 528.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,964
• − Mortgage interest: −$10,083
• − Property taxes: −$524
• − Insurance: −$900
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − HOA: −$252
• − Depreciation: −$5,236
• Taxable income: $614
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $3,411/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 well-maintained single-family home in Converse offers a good condition with minimal repairs needed. It's located near Randolph Air Force Base and has an open floor plan ideal for everyday living and entertaining.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ 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

Price history

+16.5% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $180,000 LERA
• 2026-04-29 Price Changed $180,000 Unlock MLS
• 2026-04-29 Price Changed $180,000 CTXMLS
• 2026-04-01 Listed $190,000 LERA
• 2026-04-01 Listed $190,000 CTXMLS
• 2026-04-01 Listed $190,000 Unlock MLS
• 2025-06-24 Sold (MLS) — LERA
• 2025-06-05 Pending — LERA
• 2025-05-29 Price Changed $180,135 LERA
• 2025-05-27 Listed $154,560 LERA

Property tax history

+29.7%/yr

Latest (2025): $524 · +29.7% YoY. Source: county tax records.