4814 Via Sonoma Trl · Converse, TX 78109

$219,000

3 bd · 2.0 ba · 1,418 sqft · SingleFamily public records · 60 Days on market

Built 2022 Good condition 4,791 sqft lot $154/sqft · 7% below area Est $267k · 18% under $22/mo HOA · 1% of rent ↓ 22% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful home welcomes with 9-ft. ceilings. The elegantly appointed kitchen has Woodmont Cabinetry 42-in. cabinets in Espresso and stainless steel Whirlpool range, microwave/hood combination, and ENERGY STAR dishwasher. The primary bath offers a 42-in. separate garden tub and shower with 12-in. Emser tile surround. Special touches including an LED downlight package, and sleek Emser tile flooring at the entry, great room complete the space. Other features include: wireless security system, full sprinkler system.

Key facts

• Landscaped backyard
• 4,791 sq ft lot
• 2 garage spots

Tags

• LANDSCAPED BACKYARD

Property features AI

Finance

• Other: Possession at closing/funding
• HOA & community: Mandatory HOA; HOA fee $265 annually; Association transfer fee $200; Subdivision: Escondido North

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Pre-owned single-family home; Approximate age: 4 years
• Construction: Brick and 4-sided masonry exterior with cement fiber accents; Composition roof; Slab foundation
• Exterior features: Patio slab; Privacy fence; Street paved with curbs and sidewalks

Interior

• Kitchen: Kitchen (16 x 10)
• Bedrooms: Master bedroom: split layout with walk-in closet and full bath (15 x 12); Bedroom 2: 11 x 10; Bedroom 3: 10 x 10
• Flooring: Carpeting; Ceramic tile flooring
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination and garden tub (12 x 9)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Island kitchen; Utility room inside; All window coverings remain
• Laundry & utility: Washer connection; Dryer connection; Utility room (7 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (19.6% below list).
• Recommended offer: $175k (19.9% below list) — sets the bar for cash-flow.

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: James L Masters (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 802 students, 66% FRL); Henry Metzger Middle (math 12% / reading 20%, grade F, #1,543 of 1,662 statewide, top 94%, 953 students, 90% FRL); Karen Wagner H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 2,366 students, 80% FRL) — zoned schools average 79% FRL vs 57% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $7k 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 60 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,477 (19.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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: 0.80% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 10.4

CMA / ARV

• ARV (median comp): $266,926
• List price: $219,000
• Delta: -17.95%
• 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
8411 Terlingua Cv	0.17mi	3/2.0	1,450 (+2%)	6mo	$219,900	$152	83
4838 Via Sonoma Trl	0.04mi	3/2.5	1,611 (+14%)	1mo	$260,000	$161	72
11520 Chestnut Rose	0.74mi	3/2.0	1,380 (-3%)	3mo	$159,999	$116	58
4039 Mistflower	0.53mi	3/2.0	1,259 (-11%)	1mo	$169,950	$135	56
11544 Chestnut Rose	0.74mi	3/2.0	1,380 (-3%)	6mo	$195,499	$142	56
11548 Chestnut Rose	0.74mi	3/2.0	1,354 (-4%)	3mo	$192,999	$143	56
11572 Chestnut Rose	0.74mi	3/2.0	1,354 (-4%)	3mo	$199,999	$148	56
11540 Chestnut Rose	0.74mi	4/2.0 (+1)	1,483 (+5%)	4mo	$197,999	$134	50
7955 Bronzerock	0.68mi	3/2.0	1,233 (-13%)	3mo	$172,950	$140	44
11508 Chestnut Rose	0.74mi	3/2.0	1,213 (-14%)	4mo	$182,999	$151	38
11532 Chestnut Rose	0.74mi	3/2.0	1,213 (-14%)	4mo	$180,999	$149	38
11549 Chestnut Rose	0.73mi	3/2.0	1,213 (-14%)	5mo	$208,999	$172	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: -28.2%
• Equity multiple: 0.08×
• Total profit: $-56,238
• Equity at exit: $32,654

10-year hold

• IRR: -46.2%
• Equity multiple: -0.45×
• Total profit: $-88,705
• Equity at exit: $18,935

Cash invested: $61,320 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$376 /mo · $4,513/yr
• Insurance: −$91
• HOA: −$22
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-246

Break-even live

Break-even rent $2,073

Max offer price $175,477

Occupancy floor —

Sensitivity live

Price	-10% $-122	-5% $-184	+0% $-246	+5% $-308	+10% $-370
Rent	-10% $-386	-5% $-316	+0% $-246	+5% $-177	+10% $-107
Rate	-1.0pp $-136	-0.5pp $-191	base $-246	+0.5pp $-303	+1.0pp $-361

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8411 Favero Cv Converse, TX	4.0	2.0	1668	$1,695	$1.02	45d	1	0.09mi
8439 Blackstone Cv Converse, TX	3.0	2.0	1208	$1,550	$1.28	45d	1	0.20mi
8329 Kinclaven Ct Converse, TX	4.0	2.0	1418	$1,895	$1.34	0d	1	0.29mi
8411 Crinum Lily Dr Converse, TX	3.0	2.0	1259	$1,550	$1.23	25d	1	0.33mi
8511 Amistad Cv Converse, TX	3.0	2.0	1440	$1,479	$1.03	6d	1	0.34mi
5118 Everett Loop Converse, TX	4.0	2.0	1635	$1,599	$0.98	16d	1	0.34mi
8555 Barefoot Ln Converse, TX	3.0	2.5	1780	$2,050	$1.15	25d	1	0.38mi
8422 Cherisse Dr Converse, TX	3.0	2.0	1436	$1,681	$1.17	0d	1	0.41mi
4931 Badland Beacon Converse, TX	3.0	2.0	1509	$1,625	$1.08	45d	1	0.43mi
4931 Badland Beacon Converse, TX	3.0	2.0	1509	$1,625	$1.08	0d	1	0.43mi
5475 Bluebell Mdw Converse, TX	3.0	2.5	1605	$1,695	$1.06	45d	1	0.45mi
5514 Soothing Water San Antonio, TX	3.0	2.5	1700	$1,750	$1.03	5d	1	0.47mi
8833 Binz Engleman Rd Unit 710 Converse, TX	2.0	2.0	1097	$942	$0.86	0d	1	0.49mi
5622 Rowan Rdg Converse, TX	3.0	2.0	1412	$1,625	$1.15	16d	1	0.55mi
5622 Rowan Rdg Converse, TX	3.0	2.0	1412	$1,625	$1.15	25d	1	0.55mi
5814 Lilac Lndg Converse, TX	3.0	2.0	1532	$1,775	$1.16	6d	1	0.58mi
8514 Whitebrush Converse, TX	3.0	2.0	1535	$1,700	$1.11	25d	1	0.59mi
5631 Pearl Mdw Converse, TX	3.0	2.0	1410	$1,500	$1.06	25d	1	0.60mi
3950 West Way Key W Converse, TX	3.0	2.0	1124	$1,550	$1.38	13d	1	0.61mi
5735 Cool River Way San Antonio, TX	3.0–5.0	2.0–3.5	2059	$1,951	$0.95	0d	5	0.62mi
5736 Brook Pr San Antonio, TX	3.0	2.5	1497	$1,500	$1.00	25d	1	0.63mi
5744 Brook Pr San Antonio, TX	3.0	2.0	1151	$1,705	$1.48	0d	1	0.64mi
5439 Rue Girard Converse, TX	3.0	2.5	1826	$2,400	$1.31	25d	1	0.65mi
5431 Rue Girard Converse, TX	3.0	2.5	1605	$1,700	$1.06	25d	1	0.65mi
8423 Snakeweed Dr Unit 1 Converse, TX	3.0	2.0	1668	$1,500	$0.90	45d	1	0.70mi
3851 Bacall Way Converse, TX	3.0	2.0	1168	$1,650	$1.41	6d	1	0.70mi
8902 Grand Western Converse, TX	3.0	2.5	1570	$1,995	$1.27	45d	1	0.73mi
8519 Snakeweed Dr Converse, TX	3.0	2.0	1259	$1,450	$1.15	14d	1	0.75mi
7718 Burro Bnd San Antonio, TX	3.0	2.5	1547	$1,650	$1.07	5d	1	0.78mi
7715 Shining Glow San Antonio, TX	3.0	2.5	1554	$1,529	$0.98	18d	1	0.79mi
7715 Shining Glow San Antonio, TX	3.0	2.5	1554	$1,499	$0.96	5d	1	0.79mi
5135 Fowler Crst Converse, TX	3.0	2.0	1266	$1,900	$1.50	0d	1	0.81mi
4715 Appaloosa Run San Antonio, TX	3.0	2.5	1774	$1,595	$0.90	18d	1	0.82mi
5107 Hornbeck Hts Converse, TX	3.0	2.0	1266	$1,436	$1.13	0d	1	0.83mi
7811 Caballo Cyn San Antonio, TX	3.0	2.5	1547	$1,445	$0.93	0d	1	0.84mi
8611 Key Windy Way Unit 2 Converse, TX	3.0	2.5	1514	$1,850	$1.22	45d	1	0.85mi
8611 Key Windy Way Unit 2 Converse, TX	3.0	2.5	1514	$1,850	$1.22	3d	1	0.85mi
7703 Redstone Mnr Converse, TX	3.0	2.0	1656	$1,750	$1.06	25d	1	0.85mi
7622 Mustang Mdw San Antonio, TX	3.0	2.5	1574	$1,500	$0.95	6d	1	0.87mi
5223 Hornbeck Hts Converse, TX	3.0	2.0	1440	$1,795	$1.25	45d	1	0.87mi

HOA detail

• Monthly dues: $22 · $264/yr
• Likely covers: poolsecurity

Listing history 19 events

1. 2026-06-21
   days on market $219,000 Active 60 DOM
2. 2026-06-18
   days on market $219,000 Active 57 DOM
3. 2026-06-17
   days on market $219,000 Active 56 DOM
4. 2026-06-16
   days on market $219,000 Active 55 DOM
5. 2026-06-15
   days on market $219,000 Active 54 DOM
6. 2026-06-13
   days on market $219,000 Active 52 DOM
7. 2026-06-09
   days on market $219,000 Active 48 DOM
8. 2026-06-08
   days on market $219,000 Active 47 DOM
9. 2026-06-07
   days on market $219,000 Active 46 DOM
10. 2026-06-04
    days on market $219,000 Active 43 DOM
11. 2026-06-03
    days on market $219,000 Active 42 DOM
12. 2026-06-02
    days on market $219,000 Active 41 DOM
13. 2026-06-01
    days on market $219,000 Active 40 DOM
14. 2026-05-31
    days on market $219,000 Active 39 DOM
15. 2026-04-22
    listed $219,000 New 191-char remark
16. 2022-11-26
    historical 523-char remark

    Show marketing remark (523 chars)

    This beautiful home welcomes with 9-ft. ceilings. The elegantly appointed kitchen has Woodmont Cabinetry 42-in. cabinets in Espresso and stainless steel Whirlpool range, microwave/hood combination, and ENERGY STAR dishwasher. The primary bath offers a 42-in. separate garden tub and shower with 12-in. Emser tile surround. Special touches including an LED downlight package, and sleek Emser tile flooring at the entry, great room complete the space. Other features include: wireless security system, full sprinkler system.

17. 2022-11-23
    soldstatus Sold 523-char remark

    Show marketing remark (523 chars)

    This beautiful home welcomes with 9-ft. ceilings. The elegantly appointed kitchen has Woodmont Cabinetry 42-in. cabinets in Espresso and stainless steel Whirlpool range, microwave/hood combination, and ENERGY STAR dishwasher. The primary bath offers a 42-in. separate garden tub and shower with 12-in. Emser tile surround. Special touches including an LED downlight package, and sleek Emser tile flooring at the entry, great room complete the space. Other features include: wireless security system, full sprinkler system.

18. 2022-11-20
    status Pending 523-char remark

    Show marketing remark (523 chars)

    This beautiful home welcomes with 9-ft. ceilings. The elegantly appointed kitchen has Woodmont Cabinetry 42-in. cabinets in Espresso and stainless steel Whirlpool range, microwave/hood combination, and ENERGY STAR dishwasher. The primary bath offers a 42-in. separate garden tub and shower with 12-in. Emser tile surround. Special touches including an LED downlight package, and sleek Emser tile flooring at the entry, great room complete the space. Other features include: wireless security system, full sprinkler system.

19. 2022-11-05
    listed $281,062 New 523-char remark

    Show marketing remark (523 chars)

    This beautiful home welcomes with 9-ft. ceilings. The elegantly appointed kitchen has Woodmont Cabinetry 42-in. cabinets in Espresso and stainless steel Whirlpool range, microwave/hood combination, and ENERGY STAR dishwasher. The primary bath offers a 42-in. separate garden tub and shower with 12-in. Emser tile surround. Special touches including an LED downlight package, and sleek Emser tile flooring at the entry, great room complete the space. Other features include: wireless security system, full sprinkler system.

ⓘ 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: $4,513 · $376/mo
• Projected year-2 tax: $4,513 · $376/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $21,135
• − Mortgage interest: −$12,267
• − Property taxes: −$4,513
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − HOA: −$264
• − Depreciation: −$6,371
• Taxable loss: −$6,757
• Est. tax savings @ 24.0%: +$1,622
• After-tax cash flow: $-1,335/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 single-story home is in good condition with modern finishes and a well-maintained exterior. It is ready for move-in and would benefit from some landscaping and ceiling fan maintenance.

Value-add opportunities

• Both landscaping — enhances curb appeal and provides a relaxing outdoor space
• Rental ceiling fans — improves air circulation and comfort in living areas

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and provides a relaxing outdoor space ↑
• Rental ceiling fans — improves air circulation and comfort in living areas ↑

ⓘ 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

-22.1% since first listed

5 events — show timeline

• 2026-04-22 Listed $219,000 LERA
• 2022-11-26 Listing Removed — LERA
• 2022-11-23 Sold (MLS) — LERA
• 2022-11-20 Pending — LERA
• 2022-11-05 Listed $281,062 LERA

Property tax history

+64.7%/yr

Latest (2025): $4,513 · -3.1% YoY. Source: county tax records.