7460 Kitty Hawk Rd · Converse, TX 78109

$35,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 37 Days on market

Built 2003 Fair condition ↓ 49% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

You must apply for the lot at the office, excellent community, Summit Ridge

Key facts

• Built 2003
• Listed 37 days

Property features AI

Exterior

• Home design: Built in 2003
• Construction: Single-family property; Living area approximately 1568
• Exterior features: Located in the Northeast Side subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 40.7% 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 soft (-1.1%/yr); 1152 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); 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 $242 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 26 sale attempts since 21y ago; this cycle's ask has dropped $28k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 4.84% ✓
• Cap rate: 40.65%
• Cash-on-cash: 122.71%
• DSCR: 6.46
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.44×
• Total profit: $53,274
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 12.20×
• Total profit: $109,728
• Equity at exit: $3,026

Cash invested: $9,800 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$184
• Tax from tax record: −$138 /mo · $1,659/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $1,002

Break-even live

Break-even rent $426

Max offer price $35,000

Occupancy floor 36%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7460 Kitty Hawk Rd Converse, TX	3.0	2.0	1456	$1,399	$0.96	43d	1	0.16mi
7356 Misty Ridge Dr Unit 17 Converse, TX	3.0	2.5	1225	$1,750	$1.43	24d	1	0.21mi
7356 Misty Ridge Dr Unit 3 Converse, TX	3.0	2.5	1225	$1,595	$1.30	16d	1	0.21mi
7356 Misty Ridge Dr Unit 23 Converse, TX	3.0	2.5	1225	$1,495	$1.22	24d	1	0.22mi
7356 Misty Ridge Dr Converse, TX	3.0	2.5	1250	$1,595	$1.28	20d	1	0.22mi
7356 Misty Ridge Dr Unit 1 Converse, TX	3.0	2.5	1225	$1,425	$1.16	43d	1	0.22mi
7356 Misty Ridge Dr Unit 8 Converse, TX	3.0	2.5	1225	$1,750	$1.43	15d	1	0.22mi
7356 Misty Ridge Dr Apt 30 Converse, TX	3.0	2.5	1225	$1,595	$1.30	43d	1	0.23mi
7356 Misty Ridge Dr Unit 22 Converse, TX	3.0	2.5	1225	$1,600	$1.31	24d	1	0.23mi
7461 Kitty Hawk Rd Converse, TX	1.0–3.0	1.0–2.0	873	$1,742	$1.99	2d	27	0.31mi
10003 Vasso Vw Unit 4 Converse, TX	3.0	2.0	1270	$1,300	$1.02	43d	1	0.31mi
7347 Kitty Hawk Rd Converse, TX	1.0–4.0	1.0–2.0	990	$1,604	$1.62	4d	1	0.37mi
8778 Serene Ridge Dr San Antonio, TX	3.0	2.0	1664	$1,650	$0.99	22d	1	0.38mi
8778 Serene Ridge Dr San Antonio, TX	3.0	2.0	1664	$1,650	$0.99	43d	1	0.38mi
8750 Shallow Ridge Dr San Antonio, TX	3.0	2.0	1538	$2,100	$1.37	24d	1	0.39mi
10023 Vasso Vw Unit 1 Converse, TX	3.0	2.5	1277	$1,295	$1.01	43d	1	0.39mi
10027 Vasso Vw Unit 3 Converse, TX	3.0	2.5	1249	$1,450	$1.16	43d	1	0.40mi
9426 Apple Ridge Ln Unit 503 San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	15d	1	0.41mi
9426 Apple Ridge Ln Unit 503 San Antonio, TX	3.0	2.5	1225	$1,395	$1.14	4d	1	0.41mi
8659 Serene Ridge Dr San Antonio, TX	3.0	2.0	1676	$2,100	$1.25	24d	1	0.42mi
7239 Converse Ridge Ln Unit 603 Windcrest, TX	3.0	2.5	1225	$1,450	$1.18	12d	1	0.44mi
7239 Converse Ridge Ln Unit 703 Windcrest, TX	3.0	2.5	1225	$1,500	$1.22	24d	1	0.44mi
9426 Apple Ridge Ln Unit 104 San Antonio, TX	3.0	2.5	1225	$1,495	$1.22	7d	1	0.46mi
7724 Skyline Ridge Dr San Antonio, TX	3.0	2.0	1545	$1,350	$0.87	4d	1	0.48mi
9426 Apple Ridge Ln Unit 303 San Antonio, TX	3.0	2.5	1231	$1,400	$1.14	43d	1	0.48mi
9426 Apple Ridge Ln San Antonio, TX	3.0	2.5	1225	$1,495	$1.22	10d	1	0.48mi
9426 Apple Ridge Ln San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	43d	1	0.48mi
8742 Ridge Moon Dr San Antonio, TX	3.0	2.0	1350	$1,489	$1.10	2d	1	0.51mi
7123 Winter Rdg Converse, TX	3.0	2.0	1657	$1,650	$1.00	11d	1	0.51mi
10232 Flatland Trl Converse, TX	3.0	2.0	1244	$1,536	$1.23	4d	1	0.52mi
9535 Apple Ridge Ln San Antonio, TX	3.0	2.0	1602	$1,638	$1.02	3d	1	0.52mi
7315 Ridge Bch Converse, TX	3.0	2.0	1707	$1,525	$0.89	43d	1	0.54mi
9730 Wagon Train Converse, TX	3.0	2.5	1544	$1,700	$1.10	43d	1	0.57mi
7106 Comanche Rdg Converse, TX	3.0	2.0	1592	$1,750	$1.10	24d	1	0.58mi
9034 Glen Shadow Dr Unit 34 San Antonio, TX	3.0	2.5	1225	$1,645	$1.34	24d	1	0.58mi
9034 Glen Shadow Dr Unit 27 San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	4d	1	0.58mi
9034 Glen Shadow Dr Unit 13 San Antonio, TX	3.0	2.5	1225	$1,645	$1.34	43d	1	0.58mi
7110 Ridge Port Dr Converse, TX	3.0	2.0	1589	$1,600	$1.01	12d	1	0.62mi
8678 Ridge Mile Dr San Antonio, TX	3.0	2.0	1269	$1,800	$1.42	24d	1	0.63mi
8515 Maple Ridge Dr San Antonio, TX	3.0	2.0	1458	$1,750	$1.20	15d	1	0.67mi

Listing history 50 events

1. 2026-06-18
   days on market $35,000 Active 37 DOM
2. 2026-06-17
   pricedays on market $35,000 Active 36 DOM
3. 2026-06-16
   days on market $62,999 Active 35 DOM
4. 2026-06-15
   days on market $62,999 Active 34 DOM
5. 2026-06-13
   days on market $62,999 Active 32 DOM
6. 2026-06-09
   days on market $62,999 Active 28 DOM
7. 2026-06-08
   days on market $62,999 Active 27 DOM
8. 2026-06-07
   days on market $62,999 Active 26 DOM
9. 2026-06-04
   days on market $62,999 Active 23 DOM
10. 2026-06-03
    days on market $62,999 Active 22 DOM
11. 2026-06-02
    days on market $62,999 Active 21 DOM
12. 2026-06-01
    days on market $62,999 Active 20 DOM
13. 2026-05-31
    days on market $62,999 Active 19 DOM
14. 2026-05-12
    listed $62,999 Active 75-char remark
15. 2025-04-21
    historical
16. 2025-04-18
    listed $32,000 New
17. 2025-04-16
    historical
18. 2025-04-14
    listed $82,000 New
19. 2025-04-02
    price $53,000
20. 2025-04-01
    historical
21. 2025-01-23
    listed $60,000 New
22. 2024-09-07
    historical
23. 2024-08-30
    listed $84,990 New
24. 2024-02-29
    historical
25. 2024-02-25
    listed $58,000 New
26. 2021-05-18
    historical
27. 2021-05-17
    listed $55,000 New
28. 2021-05-10
    historical
29. 2021-05-05
    historical
30. 2021-05-02
    historical Active Option
31. 2021-05-01
    price $94,500
32. 2021-04-25
    listed $99,500 New
33. 2021-04-10
    listed $72,900 New
34. 2021-01-07
    historical
35. 2021-01-07
    listed $72,900 New
36. 2020-03-05
    historical
37. 2020-03-04
    listed $45,000 New
38. 2019-08-13
    historical
39. 2019-08-12
    listed $65,000 New
40. 2019-05-28
    historical
41. 2019-05-24
    historical
42. 2019-05-07
    listed $39,900 New
43. 2019-05-04
    price $49,900
44. 2019-04-26
    historical
45. 2019-04-15
    listed $51,500 New
46. 2019-03-30
    listed $35,000 New
47. 2018-09-05
    historical
48. 2018-08-22
    listed $105,000 New
49. 2016-05-23
    historical
50. 2016-05-17
    listed $65,000 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: $1,659 · $138/mo
• Projected year-2 tax: $1,659 · $138/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $20,332
• − Mortgage interest: −$1,961
• − Property taxes: −$1,659
• − Insurance: −$175
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$1,018
• Taxable income: $12,266
• Est. tax owed @ 24.0%: −$2,944
• After-tax cash flow: $9,082/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 · 1 photo

Fair 45/100 Cosmetic rehab

This manufactured home has average exterior and interior conditions, with minor repairs needed. Painting the exterior and interior would significantly enhance its curb appeal and value.

Repairs flagged

• Minor paint — Slight discoloration on exterior
• Minor siding — Weathered appearance

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both paint interior — Improves home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · Slight discoloration on exterior	Minor	$500–3,000
siding · Weathered appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both paint interior — Improves home's appearance and 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: 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): 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

-49.3% since first listed

57 events — show timeline

• 2026-06-16 Price Changed $35,000 FSBO.com
• 2026-05-12 Listed $62,999 FSBO.com
• 2025-04-21 Listing Removed — LERA
• 2025-04-18 Listed $32,000 LERA
• 2025-04-16 Listing Removed — LERA
• 2025-04-14 Listed $82,000 LERA
• 2025-04-02 Price Changed $53,000 LERA
• 2025-04-01 Listing Removed — LERA
• 2025-01-23 Listed $60,000 LERA
• 2024-09-07 Listing Removed — LERA
• 2024-08-30 Listed $84,990 LERA
• 2024-02-29 Listing Removed — LERA
• 2024-02-25 Listed $58,000 LERA
• 2021-05-18 Listing Removed — LERA
• 2021-05-17 Listed $55,000 LERA
• 2021-05-10 Listing Removed — LERA
• 2021-05-05 Listing Removed — LERA
• 2021-05-02 Contingent — LERA
• 2021-05-01 Price Changed $94,500 LERA
• 2021-04-25 Listed $99,500 LERA
• 2021-04-10 Listed $72,900 LERA
• 2021-01-07 Listing Removed — LERA
• 2021-01-07 Listed $72,900 LERA
• 2020-03-05 Listing Removed — LERA
• 2020-03-04 Listed $45,000 LERA
• 2019-08-13 Listing Removed — LERA
• 2019-08-12 Listed $65,000 LERA
• 2019-05-28 Listing Removed — LERA
• 2019-05-24 Listing Removed — LERA
• 2019-05-07 Listed $39,900 LERA
• 2019-05-04 Price Changed $49,900 LERA
• 2019-04-26 Listing Removed — LERA
• 2019-04-15 Listed $51,500 LERA
• 2019-03-30 Listed $35,000 LERA
• 2018-09-05 Listing Removed — LERA
• 2018-08-22 Listed $105,000 LERA
• 2016-05-23 Listing Removed — LERA
• 2016-05-17 Listed $65,000 LERA
• 2015-10-14 Listing Removed — LERA
• 2015-09-11 Price Changed $29,900 LERA
• 2015-09-02 Listed $35,000 LERA
• 2015-02-25 Listing Removed — LERA
• 2015-02-15 Listed $55,000 LERA
• 2013-07-15 Listing Removed — LERA
• 2013-05-01 Listed $49,900 LERA
• 2010-04-22 Listing Removed — LERA
• 2010-04-19 Listing Removed — LERA
• 2010-03-30 Listed $38,000 LERA
• 2010-02-23 Listed $80,000 LERA
• 2009-07-13 Listing Removed — LERA
• 2009-07-13 Listing Removed — LERA
• 2009-05-12 Listed $54,900 LERA
• 2008-08-25 Listed $42,900 LERA
• 2007-02-22 Listing Removed — LERA
• 2006-11-15 Listed $65,000 LERA
• 2005-07-28 Listing Removed — LERA
• 2005-07-27 Listed $69,000 LERA

Property tax history

+11.6%/yr

Latest (2025): $1,659 · -2.0% YoY. Source: county tax records.