9422 Dassler Spgs · Converse, TX 78109

$278,999

4 bd · 3.0 ba · 2,378 sqft · SingleFamily · 49 Days on market

Built 2024 4,791 sqft lot Est $290k · at est. $34/mo HOA · 2% of rent ↓ 8% since listing

---

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 +14.0/30.0
• ARV discount +9.2/15.0
• DSCR +4.2/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

The Cumberland- The second floor of this new two-story home is host to a flexible and spacious game room, great for entertaining and hosting. Off the foyer are three secondary bedrooms, leading to an inviting open-concept floorplan with access to a covered patio. The luxe owner's suite is tucked into a private rear corner on the first floor, complete with 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
• Covered patio
• Game room

Tags

• GAME ROOM
• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $33 ($399/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 $219k (21.5% below list).
• Recommended offer: $219k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.4% in Converse — 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 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 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); 1152 active listings in the ZIP; 40 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 $2k of loan paydown is wiped out by about $8k 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 49 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $219,004 (21.5% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 22% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $290,116
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9422 Dassler Spgs	0.00mi	4/3.0	2,378 (0%)	1mo	$278,999	$117	99
6529 Titan Park	0.10mi	4/3.0	2,288 (-4%)	2mo	$280,000	$122	88
9315 Bennett Frst	0.16mi	4/2.5	2,243 (-6%)	3mo	$379,000	$169	78
6814 Shiraz	0.37mi	5/3.0 (+1)	2,371 (-0%)	1mo	$299,900	$126	77
9410 Dassler Spgs	0.03mi	4/3.0	2,024 (-15%)	1mo	$264,999	$131	73
9335 Nubuck Br	0.28mi	4/2.5	2,243 (-6%)	3mo	$335,000	$149	73
443 Abigail	0.53mi	4/2.5	2,361 (-1%)	4mo	$249,000	$105	69
9430 Dassler Spgs	0.07mi	5/3.5 (+1)	2,731 (+15%)	3mo	$440,900	$161	63
7935 Morning Grv	0.67mi	4/2.5	2,278 (-4%)	3mo	$215,000	$94	58
8859 Kestrel Oak	0.72mi	4/2.5	2,278 (-4%)	1mo	$209,900	$92	57
9111 Spigel Way	0.45mi	3/2.5 (-1)	2,082 (-12%)	3mo	$240,000	$115	49
9626 Copper	0.71mi	5/3.0 (+1)	2,703 (+14%)	2mo	$280,000	$104	38

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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-49,619
• Equity at exit: $41,600

10-year hold

• IRR: -17.4%
• Equity multiple: 0.16×
• Total profit: $-65,726
• Equity at exit: $24,123

Cash invested: $78,120 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,190 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$84 /mo · $1,002/yr
• Insurance: −$116
• HOA: −$34
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $33

Break-even live

Break-even rent $2,148

Max offer price $278,999

Occupancy floor 93%

Sensitivity live

Price	-10% $191	-5% $112	+0% $33	+5% $-46	+10% $-125
Rent	-10% $-140	-5% $-53	+0% $33	+5% $120	+10% $206
Rate	-1.0pp $174	-0.5pp $104	base $33	+0.5pp $-39	+1.0pp $-113

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6622 Aglet Aly Converse, TX	5.0	3.5	2723	$2,300	$0.84	4d	1	0.08mi
9338 Espadrille Run Converse, TX	5.0	2.5	2543	$2,197	$0.86	24d	1	0.12mi
9310 Bennett Frst Converse, TX	4.0	2.5	2198	$2,300	$1.05	18d	1	0.17mi
9334 Aniston Blf Converse, TX	4.0	2.5	2243	$2,200	$0.98	5d	1	0.22mi
9206 Foxing Blfs Converse, TX	5.0	2.5	2544	$2,295	$0.90	24d	1	0.23mi
9335 Nubuck Br Converse, TX	4.0	2.5	2243	$2,095	$0.93	44d	1	0.27mi
9142 Canvas Run Converse, TX	5.0	3.0	2544	$2,595	$1.02	16d	1	0.29mi
9019 Gore Cres Converse, TX	3.0–5.0	2.0–3.5	2058	$2,590	$1.26	2d	1	0.36mi
466 Dolly Dr Converse, TX	4.0	2.5	2704	$1,941	$0.72	22d	1	0.45mi
466 Dolly Dr Converse, TX	4.0	2.5	2704	$1,765	$0.65	5d	1	0.45mi
6414 Kensinger Pass Converse, TX	3.0	2.5	1582	$2,100	$1.33	44d	1	0.50mi
6326 Kensinger Pass Converse, TX	4.0	2.5	2278	$1,800	$0.79	15d	1	0.54mi
326 Diana Dr Converse, TX	4.0	2.5	2422	$1,800	$0.74	24d	1	0.56mi
8914 Kestrel Oak Converse, TX	3.0	2.5	1582	$1,600	$1.01	24d	1	0.67mi
313 Renee Dr Converse, TX	3.0	3.0	1884	$1,650	$0.88	24d	1	0.67mi
9818 Copper Rose Converse, TX	4.0	2.5	2030	$2,075	$1.02	2d	1	0.70mi
6606 Highland Grass Converse, TX	4.0	2.5	2278	$1,800	$0.79	45d	1	0.74mi
7306 Autumn Brk Converse, TX	3.0	2.5	1996	$1,519	$0.76	5d	1	0.75mi
8818 Kestrel Oak Converse, TX	3.0	2.5	1972	$1,525	$0.77	44d	1	0.78mi
6123 Ironmill Crk Converse, TX	3.0	2.0	1590	$1,595	$1.00	44d	1	0.83mi
6911 Waterfall Pass Converse, TX	5.0	2.5	2109	$1,840	$0.87	44d	1	0.84mi
5810 Rue Picasso Converse, TX	4.0	3.0	2241	$2,650	$1.18	13d	1	0.85mi
9503 Copper Mist Converse, TX	3.0	2.5	2440	$1,850	$0.76	44d	1	0.85mi
7038 Cole Creek Dr Converse, TX	3.0	2.5	1582	$1,695	$1.07	24d	1	0.85mi
8732 Seneca Crk Converse, TX	3.0	2.5	1582	$1,445	$0.91	44d	1	0.87mi
6863 Cypress Mist Dr Converse, TX	3.0	2.0	1735	$1,550	$0.89	11d	1	0.89mi
6870 Flaming Ridge Dr Converse, TX	3.0	2.0	1698	$1,695	$1.00	24d	1	0.90mi
6870 Flaming Ridge Dr Converse, TX	3.0	2.5	1698	$1,695	$1.00	13d	1	0.90mi
7554 Copper Cv Converse, TX	4.0	3.0	2881	$2,450	$0.85	2d	1	0.93mi
8911 Sumners Wise Converse, TX	4.0	2.0	1627	$1,745	$1.07	3d	1	0.94mi
8607 Rock Mdw Converse, TX	4.0	3.0	1902	$1,895	$1.00	16d	1	0.94mi
8603 Rock Mdw Converse, TX	4.0	3.0	2241	$2,090	$0.93	44d	1	0.94mi
6827 Cypress Mist Dr Converse, TX	3.0	2.5	1698	$1,449	$0.85	3d	1	0.97mi
6802 Canary Meadow Dr Converse, TX	3.0	2.0	1734	$1,550	$0.89	24d	1	0.97mi
5147 Longhorn Riv Converse, TX	4.0	2.5	2096	$2,000	$0.95	24d	1	1.00mi
5923 Dewdrop Ln Converse, TX	4.0	3.0	2870	$3,500	$1.22	22d	1	1.02mi
8320 Morning Grv Converse, TX	4.0	2.5	1879	$1,590	$0.85	22d	1	1.04mi
9747 Copperway Converse, TX	4.0	2.5	2650	$1,950	$0.74	44d	1	1.06mi
8911 Nature Trl Converse, TX	4.0	2.5	2042	$1,790	$0.88	24d	1	1.07mi
8830 McCoy Pass Converse, TX	4.0	2.0	1950	$2,020	$1.04	13d	1	1.08mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 12 events

1. 2026-04-27
   status Pending
2. 2026-04-25
   price $278,999
3. 2026-04-21
   price $283,999
4. 2026-04-20
   status Back on Market
5. 2026-04-06
   status Pending
6. 2026-04-03
   price $288,999
7. 2026-03-31
   price $293,999
8. 2026-03-30
   status Back on Market
9. 2026-02-18
   status Pending
10. 2026-02-11
    price $301,999
11. 2026-02-10
    price $303,999
12. 2026-01-14
    listed $302,999 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: $1,002 · $84/mo
• Projected year-2 tax: $5,106 · $425/mo
• Expected delta: +$4,103/yr (+$342/mo · 409.4%)

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

Taxation est. · year 1

• Rental income: $26,280
• − Mortgage interest: −$15,628
• − Property taxes: −$1,002
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − HOA: −$408
• − Depreciation: −$8,116
• Taxable loss: −$4,474
• Est. tax savings @ 24.0%: +$1,074
• After-tax cash flow: $1,473/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.

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

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 · 1,990,555 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: 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

-7.9% since first listed

12 events — show timeline

• 2026-04-27 Pending — LERA
• 2026-04-25 Price Changed $278,999 LERA
• 2026-04-21 Price Changed $283,999 LERA
• 2026-04-20 Relisted — LERA
• 2026-04-06 Pending — LERA
• 2026-04-03 Price Changed $288,999 LERA
• 2026-03-31 Price Changed $293,999 LERA
• 2026-03-30 Relisted — LERA
• 2026-02-18 Pending — LERA
• 2026-02-11 Price Changed $301,999 LERA
• 2026-02-10 Price Changed $303,999 LERA
• 2026-01-14 Listed $302,999 LERA

Property tax history

+6.2%/yr

Latest (2025): $1,002 · +0.6% YoY. Source: county tax records.