7554 Foss Mdws · Converse, TX 78244

$179,000

4 bd · 2.5 ba · 2,300 sqft · SingleFamily public records · 55 Days on market

Built 1991 6,011 sqft lot $78/sqft · 29% below area Est $251k · 29% under $25/mo HOA · 1% of rent ↓ 5% since listing

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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 +15.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits! Large 4 bed 2.5 bath home, great as investment or some work to bring it back to life for your family! Large primary upstairs with huge walk in closet, and private bath. Spare bedrooms up and are spacious. Open floor plan down, with oversized living space, and dining room combo. Separate dining area off the kitchen, with outside access to enjoy your back yard. Utility room shares with oversized pantry, and a great use of space. Don't let this aggressively priced 2300 square foot home pass you by!

Key facts

• 6,011 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $59 ($706/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: schools C-, crime C-, amenities 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.
• Market conditions: Rents flat; 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 55 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.05% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 7.9

CMA / ARV

• ARV (median comp): $251,029
• List price: $179,000
• Delta: -28.69%
• 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
8151 Cantura Mls	0.22mi	4/2.5	2,334 (+2%)	7mo	$190,000	$81	82
7458 Radford	0.15mi	4/2.0	2,106 (-8%)	2mo	$179,900	$85	75
8011 Cherry Glade	0.19mi	4/2.5	2,576 (+12%)	0mo	$204,900	$80	71
8123 Chestnut Manor Dr	0.27mi	3/2.5 (-1)	2,190 (-5%)	5mo	$229,975	$105	70
8010 Brisbane	0.56mi	4/2.5	2,334 (+2%)	3mo	$230,000	$99	69
8103 Grimchester	0.59mi	4/2.5	2,334 (+2%)	6mo	$239,900	$103	65
7302 Estrid	0.56mi	3/2.0 (-1)	2,208 (-4%)	1mo	$234,900	$106	59
8014 Elk Glade	0.41mi	3/2.0 (-1)	2,176 (-5%)	10mo	$255,000	$117	57
8015 Talkenhorn	0.44mi	3/2.0 (-1)	2,130 (-7%)	5mo	$179,900	$84	56
8130 Crestway Lndg	0.44mi	4/2.5	2,021 (-12%)	9mo	$250,000	$124	52
7310 Roveen Trl	0.61mi	4/2.5	2,521 (+10%)	9mo	$227,000	$90	48
7924 Flower Trl	0.68mi	3/2.0 (-1)	2,209 (-4%)	10mo	$315,000	$143	47

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 · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.42×
• Total profit: $-29,279
• Equity at exit: $26,689

10-year hold

• IRR: -14.3%
• Equity multiple: 0.27×
• Total profit: $-36,422
• Equity at exit: $15,477

Cash invested: $50,120 (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 78244

• Home prices YoY: -4.4%
• Rents YoY: 0.8%
• Active inventory: 187
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$939
• Tax from tax record: −$389 /mo · $4,674/yr
• Insurance: −$75
• HOA: −$25
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $59

Break-even live

Break-even rent $1,807

Max offer price $179,000

Occupancy floor 92%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7515 Foss Mdws San Antonio, TX	3.0	2.5	2508	$1,850	$0.74	44d	1	0.14mi
8151 Cantura Mls Converse, TX	4.0	2.5	2334	$1,950	$0.84	20d	1	0.21mi
7422 Radford Trl San Antonio, TX	4.0	2.0	1800	$1,695	$0.94	24d	1	0.22mi
8143 Chestnut Manor Dr Converse, TX	3.0	2.5	2255	$1,795	$0.80	3d	1	0.26mi
7815 Caspian Bay Dr Converse, TX	3.0	2.0	2176	$1,800	$0.83	4d	1	0.32mi
8003 Chestnut Manor Dr Converse, TX	3.0	2.0	1641	$1,795	$1.09	16d	1	0.34mi
8307 Forest Ridge Dr San Antonio, TX	4.0	2.0	1860	$1,199	$0.64	2d	1	0.41mi
7379 Longing Trl Unit 1 San Antonio, TX	3.0	2.0	2432	$1,350	$0.56	12d	1	0.42mi
8050 Swindow Cir Converse, TX	3.0	2.0	1893	$1,600	$0.85	4d	1	0.43mi
8031 Manderly Pl Converse, TX	3.0	2.0	2575	$1,739	$0.68	24d	1	0.45mi
8251 Sunshine Trail Dr San Antonio, TX	3.0	2.0	1627	$1,695	$1.04	24d	1	0.50mi
8435 Forest Ridge Dr San Antonio, TX	3.0	2.0	1624	$1,400	$0.86	12d	1	0.53mi
8008 Wayword Trl San Antonio, TX	4.0	2.5	2010	$1,895	$0.94	4d	1	0.54mi
8119 Grimchester Converse, TX	4.0	2.0	2334	$1,955	$0.84	4d	1	0.61mi
7500 Paradise Rd San Antonio, TX	3.0	2.0	1650	$1,950	$1.18	44d	1	0.63mi
7347 Montgomery Dr San Antonio, TX	3.0	2.0	1579	$1,950	$1.23	24d	1	0.64mi
8206 Grimchester Converse, TX	3.0	2.0	1913	$2,100	$1.10	44d	1	0.66mi
8206 Talkenhorn Converse, TX	3.0	2.0	1584	$1,595	$1.01	44d	1	0.67mi
8206 Talkenhorn Converse, TX	3.0	2.0	1584	$1,895	$1.20	24d	1	0.67mi
8111 Mescal Trl San Antonio, TX	4.0	2.5	2521	$1,899	$0.75	44d	1	0.74mi
8043 Dove Trail Dr San Antonio, TX	4.0	2.0	2319	$1,800	$0.78	15d	1	0.80mi
8659 Serene Ridge Dr San Antonio, TX	3.0	2.0	1676	$2,100	$1.25	24d	1	0.82mi
7306 Northallerton Converse, TX	4.0	2.5	3288	$2,000	$0.61	24d	1	0.86mi
7402 Anchors Peak San Antonio, TX	4.0	2.5	2502	$1,999	$0.80	44d	1	0.87mi
8005 Copper Trail Dr San Antonio, TX	4.0	2.5	2319	$1,600	$0.69	24d	1	0.87mi
8039 Sunshine Trail Dr San Antonio, TX	3.0	2.0	1774	$1,745	$0.98	4d	1	0.88mi
7422 Branching Peak San Antonio, TX	3.0	2.5	1605	$1,669	$1.04	3d	1	0.88mi
7011 Beech Trail Dr San Antonio, TX	3.0	2.0	1704	$4,500	$2.64	2d	1	0.89mi
7355 Daulton Rdg Converse, TX	4.0	2.5	3288	$2,100	$0.64	24d	1	0.92mi
8911 Nature Trl Converse, TX	4.0	2.5	2042	$1,790	$0.88	24d	1	0.96mi
8422 Parry Path Converse, TX	3.0	2.0	1641	$1,550	$0.94	44d	1	0.98mi
8162 Heights Vly Converse, TX	4.0	2.5	1828	$1,680	$0.92	44d	1	0.99mi
8423 Parry Path Converse, TX	4.0	2.5	2576	$1,800	$0.70	44d	1	0.99mi
8314 Steep Vly Converse, TX	4.0	3.0	2316	$1,625	$0.70	24d	1	1.00mi
8210 Steep Vly Converse, TX	3.0	2.5	1757	$1,485	$0.85	44d	1	1.02mi
8223 Maple Meadow Dr Converse, TX	5.0	2.5	2330	$1,595	$0.68	44d	1	1.03mi
8778 Serene Ridge Dr San Antonio, TX	3.0	2.0	1664	$1,650	$0.99	22d	1	1.05mi
8778 Serene Ridge Dr San Antonio, TX	3.0	2.0	1664	$1,650	$0.99	44d	1	1.05mi
7210 Glen Cross San Antonio, TX	4.0	2.0	2014	$2,300	$1.14	24d	1	1.06mi
8203 Maple Meadow Dr Converse, TX	4.0	2.5	2340	$1,759	$0.75	2d	1	1.07mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 15 events

1. 2026-06-13
   statusdays on market $179,000 Pending 55 DOM
2. 2026-06-09
   days on market $179,000 Active Option 54 DOM
3. 2026-06-08
   days on market $179,000 Active Option 53 DOM
4. 2026-06-07
   days on market $179,000 Active Option 52 DOM
5. 2026-06-04
   days on market $179,000 Active Option 49 DOM
6. 2026-06-03
   days on market $179,000 Active Option 48 DOM
7. 2026-06-02
   days on market $179,000 Active Option 47 DOM
8. 2026-06-01
   days on market $179,000 Active Option 46 DOM
9. 2026-05-31
   days on market $179,000 Active Option 45 DOM
10. 2026-05-13
    price $179,000 526-char remark

    Show marketing remark (526 chars)

    Opportunity awaits! Large 4 bed 2.5 bath home, great as investment or some work to bring it back to life for your family! Large primary upstairs with huge walk in closet, and private bath. Spare bedrooms up and are spacious. Open floor plan down, with oversized living space, and dining room combo. Separate dining area off the kitchen, with outside access to enjoy your back yard. Utility room shares with oversized pantry, and a great use of space. Don't let this aggressively priced 2300 square foot home pass you by!

11. 2026-04-16
    listed $189,000 New 526-char remark

    Show marketing remark (526 chars)

    Opportunity awaits! Large 4 bed 2.5 bath home, great as investment or some work to bring it back to life for your family! Large primary upstairs with huge walk in closet, and private bath. Spare bedrooms up and are spacious. Open floor plan down, with oversized living space, and dining room combo. Separate dining area off the kitchen, with outside access to enjoy your back yard. Utility room shares with oversized pantry, and a great use of space. Don't let this aggressively priced 2300 square foot home pass you by!

12. 2004-09-27
    soldstatus
13. 2004-08-12
    soldstatus
14. 2004-08-12
    soldstatus
15. 1991-09-01
    soldstatus

ⓘ 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: $4,674 · $389/mo
• Projected year-2 tax: $4,674 · $389/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $22,581
• − Mortgage interest: −$10,027
• − Property taxes: −$4,674
• − Insurance: −$895
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − HOA: −$300
• − Depreciation: −$5,207
• Taxable loss: −$2,135
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $1,218/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

• County: Bexar County · 1,990,555 people
• City population: 63,067
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 38,092
• Household income: $71,128
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 677.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Black 27% Two or more races 24% White 20% Asian 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 28% Vietnamese 1% Tagalog/Filipino 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: ▼ -11.42%
• Current HPI: 249.3834
• Rent YoY: ▲ 0.75%
• 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

-5.3% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $179,000 LERA
• 2026-04-16 Listed $189,000 LERA
• 2004-09-27 Sold (Public Records) — Public Records
• 2004-08-12 Sold (Public Records) — Public Records
• 2004-08-12 Sold (Public Records) — Public Records
• 1991-09-01 Sold (Public Records) — Public Records

Property tax history

+12.4%/yr

Latest (2025): $4,674 · +2.4% YoY. Source: county tax records.