2118 French Rose · San Antonio, TX 78109

$165,349

3 bd · 2.0 ba · 1,380 sqft · SingleFamily · 65 Days on market

Built 2026 Good condition 4,791 sqft lot $120/sqft · 21% below area Est $210k · 21% under $69/mo HOA · 4% of rent ↓ 11% since listing

---

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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.5/10.0
• 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

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
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• TWO SECONDARY BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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); 1152 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 65 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $155,428 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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: 1.05% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 7.9

CMA / ARV

• ARV (median comp): $210,460
• List price: $165,349
• Delta: -21.43%
• 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
11553 Cinnamon Rose	0.08mi	3/2.0	1,380 (0%)	1mo	$164,999	$120	96
11533 Cinnamon Rose	0.11mi	3/2.0	1,354 (-2%)	2mo	$196,999	$145	90
11513 Cinnamon Rose	0.14mi	3/2.0	1,354 (-2%)	2mo	$198,999	$147	89
11516 Chestnut Rose	0.13mi	3/2.0	1,354 (-2%)	7mo	$225,999	$167	85
1863 Musk Rose	0.26mi	3/2.0	1,402 (+2%)	7mo	$205,999	$147	80
11525 Cinnamon Rose	0.12mi	4/2.0 (+1)	1,483 (+8%)	2mo	$208,999	$141	75
11545 Cinnamon Rose	0.09mi	4/2.0 (+1)	1,500 (+9%)	2mo	$169,999	$113	75
11557 Cinnamon Rose	0.07mi	3/2.0	1,200 (-13%)	2mo	$160,999	$134	73
11537 Chestnut Rose	0.12mi	4/2.0 (+1)	1,500 (+9%)	5mo	$185,499	$124	71
11521 Cinnamon Rose	0.13mi	3/2.0	1,200 (-13%)	2mo	$156,999	$131	70
1814 Musk Rose	0.26mi	3/2.0	1,266 (-8%)	7mo	$211,999	$167	68
1906 Musk Rose	0.25mi	4/2.0 (+1)	1,575 (+14%)	7mo	$231,849	$147	54

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-21,257
• Equity at exit: $24,654

10-year hold

• IRR: -10.0%
• Equity multiple: 0.47×
• Total profit: $-24,362
• Equity at exit: $14,296

Cash invested: $46,298 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$867
• Tax est. 1.5%: −$207 /mo · $2,480/yr
• Insurance: −$69
• HOA: −$69
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $166

Break-even live

Break-even rent $1,534

Max offer price $165,349

Occupancy floor 85%

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: $41,337
• Closing costs: $4,960
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11602 Dog Rose Converse, TX	3.0	2.0	1354	$1,650	$1.22	23d	1	0.22mi
4611 E 1604 N Converse, TX	2.0–4.0	2.0	1112	$1,229	$1.11	1d	1	0.68mi
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	23d	1	0.92mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	21d	1	0.93mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	2d	1	0.93mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,102	$1.21	1d	1	0.99mi
11046 Eyelet Hbr Converse, TX	3.0	2.0	1525	$1,750	$1.15	23d	1	1.00mi
2822 Praline Fry Converse, TX	3.0	2.0	1525	$1,645	$1.08	2d	1	1.00mi
11030 Yonder Flts Converse, TX	3.0	2.5	1428	$1,500	$1.05	4d	1	1.05mi
11026 Yonder Flts Converse, TX	3.0	2.0	1525	$1,645	$1.08	3d	1	1.06mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	43d	1	1.07mi
10922 Chatham Ct Converse, TX	3.0	2.0	1525	$1,645	$1.08	23d	1	1.16mi
2939 Gastonian Ml Converse, TX	3.0	2.0	1525	$1,495	$0.98	43d	1	1.17mi
2815 Armaan WAY Converse, TX	3.0	2.5	1401	$1,495	$1.07	1d	1	1.28mi
3130 Jackson Smt Converse, TX	3.0	2.5	1428	$1,885	$1.32	4d	1	1.37mi
3055 Jackson Smt Converse, TX	3.0	2.0	1525	$1,595	$1.05	43d	1	1.38mi
3318 Carducci Dr Converse, TX	3.0	2.0	1276	$1,800	$1.41	43d	1	1.38mi
10803 Prusiner Dr Converse, TX	3.0	2.0	1450	$1,410	$0.97	23d	1	1.43mi
10803 Prusiner Dr Converse, TX	3.0	2.0	1440	$1,476	$1.02	21d	1	1.43mi
10690 Pablo Way Converse, TX	3.0	2.0	1207	$1,650	$1.37	43d	1	1.45mi
2802 Stigler Dr Converse, TX	4.0	2.0	1627	$1,495	$0.92	4d	1	1.46mi

HOA detail

• Monthly dues: $69 · $828/yr

Listing history 23 events

1. 2026-06-18
   status $165,349 Pending 65 DOM
2. 2026-06-18
   days on market $165,349 Price Change 65 DOM
3. 2026-06-17
   days on market $165,349 Price Change 64 DOM
4. 2026-06-16
   days on market $165,349 Price Change 63 DOM
5. 2026-06-15
   days on market $165,349 Price Change 62 DOM
6. 2026-06-13
   pricedays on market $165,349 Price Change 60 DOM
7. 2026-06-09
   days on market $164,999 Price Change 56 DOM
8. 2026-06-08
   days on market $164,999 Price Change 55 DOM
9. 2026-06-07
   days on market $164,999 Price Change 54 DOM
10. 2026-06-04
    days on market $164,999 Price Change 51 DOM
11. 2026-06-03
    days on market $164,999 Price Change 50 DOM
12. 2026-06-02
    days on market $164,999 Price Change 49 DOM
13. 2026-06-02
    pricestatus $164,999 Price Change 48 DOM
14. 2026-06-01
    days on market $169,999 Active 48 DOM
15. 2026-05-31
    days on market $169,999 Active 47 DOM
16. 2026-05-01
    price $169,999 399-char remark

    Show marketing remark (399 chars)

    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.

17. 2026-04-30
    price $169,999 525-char remark

    Show marketing remark (525 chars)

    The Avas - 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. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

18. 2026-04-28
    price $175,999 525-char remark

    Show marketing remark (525 chars)

    The Avas - 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. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

19. 2026-04-27
    price $175,999 399-char remark

    Show marketing remark (399 chars)

    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.

20. 2026-04-17
    price $177,999 399-char remark

    Show marketing remark (525 chars)

    The Avas - 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. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

21. 2026-04-17
    price $177,999 525-char remark

    Show marketing remark (525 chars)

    The Avas - 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. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

22. 2026-04-14
    listed $189,999 New 525-char remark

    Show marketing remark (525 chars)

    The Avas - 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. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

23. 2026-04-13
    listed $189,999 Active 399-char remark

    Show marketing remark (399 chars)

    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.

ⓘ 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: $20,928
• − Mortgage interest: −$9,262
• − Property taxes: −$2,480
• − Insurance: −$827
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − HOA: −$828
• − Depreciation: −$4,810
• Taxable loss: −$627
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $2,144/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 None rehab

This single-level home showcases a spacious open floorplan with modern finishes and a well-maintained exterior. It is move-in ready and ready for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value
• Both Adding smart home features — Modern technology can improve convenience and attract buyers/renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Adding smart home features — Modern technology can improve convenience and attract buyers/renters ↑

ⓘ 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

-10.5% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $169,999 Zillow
• 2026-04-30 Price Changed $169,999 LERA
• 2026-04-28 Price Changed $175,999 LERA
• 2026-04-27 Price Changed $175,999 Zillow
• 2026-04-17 Price Changed $177,999 Zillow
• 2026-04-17 Price Changed $177,999 LERA
• 2026-04-14 Listed $189,999 LERA
• 2026-04-13 Listed $189,999 Zillow