Littleton Plan · Converse, TX 78109

$250,999

4 bd · 2.5 ba · 1,891 sqft · SingleFamily · 97 Days on market

Excellent condition 2-car garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.9/30.0
• Condition / age +5.0/5.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.2/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Hightop Ridge is a new community of brand-new single-family homes now selling in Converse, TX. The community features proximity to nearby recreation destinations and local area amenities, while providing convenient access to the Randolph Air Force base, perfect for military families. Residents can spend time fishing and enjoying the outdoors at nearby Converse City Park. Plus, nearby roadways like Loop 1604 provide convenient access to the best of local shopping, dining and entertainment.

Key facts

• Convenient access
• Local area amenities
• New community

Tags

• NEW COMMUNITY
• CONVENIENT ACCESS
• NEARBY RECREATION DESTINATIONS
• LOCAL AREA AMENITIES
• RANDOLPH AIR FORCE BASE
• CONVERSE CITY PARK

🏗️ New construction. The $250,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $332,960.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $251k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-644 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (16.4% below list).
• Recommended offer: $210k (16.4% below list) — sets the bar for 1% rule.

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 Middle (math 21% / reading 34%, grade F, #1,156 of 1,662 statewide, top 71%, 1,259 students, 70% 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); 1440 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $10k 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 97 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Recommended offer $209,710 (16.4% 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 97 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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: 0.63% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.29%
• DSCR: 0.63
• GRM: 13.2

CMA / ARV

• ARV (median comp): $332,960
• List price: $250,999
• Delta: -24.62%
• 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
9305 Dassler Spgs	0.34mi	4/2.5	1,885 (-0%)	3mo	$224,999	$119	81
6302 Monk Lndg	0.44mi	4/2.0	1,849 (-2%)	0mo	$332,900	$180	74
6624 Titan Park	0.37mi	3/2.0 (-1)	1,904 (+1%)	3mo	$266,999	$140	72
6514 Titan Park	0.43mi	3/2.0 (-1)	1,904 (+1%)	2mo	$265,000	$139	70
9410 Dassler Spgs	0.38mi	4/3.0	2,024 (+7%)	3mo	$264,999	$131	67
6822 Misty Field Dr	0.69mi	4/2.5	1,951 (+3%)	0mo	$150,000	$77	62
9207 Crestway Rd	0.17mi	3/2.0 (-1)	1,634 (-14%)	3mo	$250,999	$154	60
6819 Columbia Rdg	0.66mi	4/2.0	1,729 (-9%)	4mo	$209,900	$121	50
8083 Chestnut Barr	0.70mi	4/2.5	2,093 (+11%)	4mo	$229,500	$110	47
6447 Beech Trl	0.66mi	3/2.5 (-1)	1,698 (-10%)	3mo	$190,000	$112	44
5927 Ironmill	0.55mi	3/2.5 (-1)	1,640 (-13%)	4mo	$175,000	$107	44
8006 Coco Mdw	0.72mi	3/2.5 (-1)	1,698 (-10%)	2mo	$234,999	$138	42

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: -34.2%
• Equity multiple: -0.08×
• Total profit: $-101,104
• Equity at exit: $49,645

10-year hold

• IRR: -66.1%
• Equity multiple: -0.76×
• Total profit: $-164,502
• Equity at exit: $28,788

Cash invested: $93,229 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 77 active · 34 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $260,000 ($138/sqft)
• Median days on market: 166 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: +27.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78109

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1440
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$1,746
• Tax est. 1.5%: −$416 /mo · $4,994/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-644

Break-even live

Break-even rent $2,913

Max offer price $239,728

Occupancy floor —

Sensitivity live

Price	-10% $-414	-5% $-529	+0% $-644	+5% $-759	+10% $-874
Rent	-10% $-810	-5% $-727	+0% $-644	+5% $-561	+10% $-479
Rate	-1.0pp $-477	-0.5pp $-560	base $-644	+0.5pp $-731	+1.0pp $-818

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: $83,240
• Closing costs: $9,989
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9019 Gore Cres Converse, TX	3.0–5.0	2.0–3.5	2058	$2,590	$1.26	9d	1	0.02mi
6414 Kensinger Pass Converse, TX	3.0	2.5	1582	$2,100	$1.33	93d	1	0.11mi
6326 Kensinger Pass Converse, TX	4.0	2.5	2278	$1,800	$0.79	64d	1	0.16mi
9206 Foxing Blfs Converse, TX	5.0	2.5	2544	$2,295	$0.90	73d	1	0.17mi
9138 Canvas Run Converse, TX	3.0	2.5	1414	$1,800	$1.27	30d	1	0.20mi
9142 Canvas Run Converse, TX	5.0	3.0	2544	$2,595	$1.02	65d	1	0.21mi
9142 Canvas Run Converse, TX	5.0	3.0	2544	$2,300	$0.90	17d	1	0.21mi
9219 Foxing Blfs Converse, TX	3.0	2.0	1526	$1,850	$1.21	73d	1	0.22mi
9207 Nubuck Br Converse, TX	5.0	2.5	2543	$2,297	$0.90	18d	1	0.23mi
9234 Foxing Blfs Converse, TX	3.0	2.5	1414	$1,795	$1.27	29d	1	0.24mi
6610 Eastern Clouds Converse, TX	3.0	2.0	1496	$1,535	$1.03	21d	1	0.24mi
9219 Bennett Frst Converse, TX	3.0	2.0	1526	$1,900	$1.25	93d	1	0.25mi
9226 Bennett Frst Converse, TX	3.0	2.5	1414	$1,795	$1.27	29d	1	0.28mi
8914 Kestrel Oak Converse, TX	3.0	2.5	1582	$1,600	$1.01	73d	1	0.29mi
9310 Bennett Frst Converse, TX	4.0	2.5	2198	$2,100	$0.96	24d	1	0.32mi
9310 Bennett Frst Converse, TX	4.0	2.5	2198	$2,100	$0.96	37d	1	0.32mi
9310 Nubuck Br Converse, TX	3.0	2.0	1525	$1,695	$1.11	27d	1	0.33mi
6608 Hummel Pnes Converse, TX	4.0	2.0	1849	$1,945	$1.05	22d	1	0.34mi
6738 Shiraz Way Converse, TX	3.0	2.5	1916	$2,150	$1.12	11d	1	0.34mi
9338 Espadrille Run Converse, TX	5.0	2.5	2543	$2,197	$0.86	73d	1	0.34mi
6606 Highland Grass Converse, TX	4.0	2.5	2278	$1,800	$0.79	93d	1	0.36mi
9334 Aniston Blf Converse, TX	4.0	2.5	2243	$2,200	$0.98	53d	1	0.36mi
9335 Nubuck Br Converse, TX	4.0	2.5	2243	$2,095	$0.93	93d	1	0.38mi
9334 Nubuck Br Converse, TX	3.0	2.0	1526	$1,795	$1.18	38d	1	0.38mi
9334 Nubuck Br Converse, TX	3.0	2.0	1526	$1,795	$1.18	36d	1	0.38mi
8818 Kestrel Oak Converse, TX	3.0	2.5	1972	$1,525	$0.77	93d	1	0.40mi
6851 Titan Park Converse, TX	4.0	2.0	1602	$1,850	$1.15	41d	1	0.40mi
6051 Kensinger Pass Converse, TX	3.0	2.5	1972	$1,525	$0.77	18d	1	0.41mi
6426 Thorpe Holw Converse, TX	3.0	2.5	1414	$1,600	$1.13	73d	1	0.41mi
6031 Kensinger Pass Converse, TX	3.0	2.5	1879	$1,525	$0.81	22d	1	0.44mi
6123 Ironmill Crk Converse, TX	3.0	2.0	1590	$1,595	$1.00	93d	1	0.44mi
6027 Kensinger Pass Converse, TX	3.0	2.0	1332	$1,480	$1.11	53d	1	0.45mi
8206 Longhorn Ridge Dr Converse, TX	3.0	2.0	1386	$1,525	$1.10	52d	1	0.46mi
6026 Ironmill Crk Converse, TX	4.0	2.5	2278	$1,711	$0.75	18d	1	0.47mi
6934 Shiraz Way Converse, TX	3.0	2.5	1917	$1,900	$0.99	38d	1	0.47mi
8907 Colony Mdw Converse, TX	4.0	3.0	2260	$1,790	$0.79	16d	1	0.50mi
9111 Spigel Way Converse, TX	3.0	2.5	2082	$2,200	$1.06	41d	1	0.51mi
6911 Waterfall Pass Converse, TX	5.0	2.5	2109	$1,840	$0.87	93d	1	0.52mi
5810 Rue Picasso Converse, TX	4.0	3.0	2241	$2,650	$1.18	61d	1	0.53mi
6870 Flaming Ridge Dr Converse, TX	3.0	2.0	1698	$1,695	$1.00	73d	1	0.53mi

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $250,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan home (Littleton)
• Construction: Living area approximately 1891 (performance metric provided with listing)
• Exterior features: Property located at Crestway Road and Espadrille Run, Converse, TX

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Interior features: New construction plan (Littleton)

Listing history 45 events

1. 2026-07-28
   days on market $250,999 Active 97 DOM
2. 2026-07-26
   days on market $250,999 Active 95 DOM
3. 2026-07-24
   days on market $250,999 Active 93 DOM
4. 2026-07-23
   days on market $250,999 Active 92 DOM
5. 2026-07-22
   days on market $250,999 Active 91 DOM
6. 2026-07-21
   days on market $250,999 Active 90 DOM
7. 2026-07-20
   days on market $250,999 Active 89 DOM
8. 2026-07-18
   days on market $250,999 Active 87 DOM
9. 2026-07-18
   days on market $250,999 Active 86 DOM
10. 2026-07-16
    days on market $250,999 Active 85 DOM
11. 2026-07-15
    days on market $250,999 Active 84 DOM
12. 2026-07-14
    days on market $250,999 Active 83 DOM
13. 2026-07-13
    days on market $250,999 Active 82 DOM
14. 2026-07-13
    days on market $250,999 Active 81 DOM
15. 2026-07-11
    days on market $250,999 Active 80 DOM
16. 2026-07-10
    days on market $250,999 Active 79 DOM
17. 2026-07-09
    days on market $250,999 Active 78 DOM
18. 2026-07-07
    days on market $250,999 Active 76 DOM
19. 2026-07-06
    days on market $250,999 Active 75 DOM
20. 2026-07-05
    days on market $250,999 Active 74 DOM
21. 2026-07-03
    days on market $250,999 Active 72 DOM
22. 2026-07-02
    days on market $250,999 Active 71 DOM
23. 2026-07-01
    days on market $250,999 Active 70 DOM
24. 2026-06-30
    days on market $250,999 Active 69 DOM
25. 2026-06-29
    days on market $250,999 Active 68 DOM
26. 2026-06-28
    days on market $250,999 Active 67 DOM
27. 2026-06-27
    days on market $250,999 Active 66 DOM
28. 2026-06-26
    days on market $250,999 Active 65 DOM
29. 2026-06-24
    days on market $250,999 Active 63 DOM
30. 2026-06-22
    days on market $250,999 Active 61 DOM
31. 2026-06-21
    days on market $250,999 Active 60 DOM
32. 2026-06-18
    days on market $250,999 Active 57 DOM
33. 2026-06-17
    days on market $250,999 Active 56 DOM
34. 2026-06-16
    days on market $250,999 Active 55 DOM
35. 2026-06-15
    days on market $250,999 Active 54 DOM
36. 2026-06-13
    days on market $250,999 Active 52 DOM
37. 2026-06-09
    days on market $250,999 Active 48 DOM
38. 2026-06-08
    days on market $250,999 Active 47 DOM
39. 2026-06-07
    days on market $250,999 Active 46 DOM
40. 2026-06-04
    days on market $250,999 Active 43 DOM
41. 2026-06-03
    days on market $250,999 Active 42 DOM
42. 2026-06-02
    days on market $250,999 Active 41 DOM
43. 2026-06-01
    days on market $250,999 Active 40 DOM
44. 2026-05-31
    days on market $250,999 Active 39 DOM
45. 2026-04-22
    listed $250,999 Active 493-char remark

ⓘ 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: $25,165
• − Mortgage interest: −$18,651
• − Property taxes: −$4,994
• − Insurance: −$1,665
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$9,686
• Taxable loss: −$13,857
• Est. tax savings @ 24.0%: +$3,326
• After-tax cash flow: $-4,406/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

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from minor aesthetic updates to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New windows and doors — Enhances energy efficiency and curb appeal ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Converse El F TX #2,982/4,322 Nat'l #29,743/41,679 Middle Judson Middle F TX #1,156/1,662 Nat'l #9,659/14,009 High Judson Early College Academy A TX #27/1,632 Nat'l #918/17,239

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

C Composite livability gradescore 66/100

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 · 2,336,851 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: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $250,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan home (Littleton)
• Construction: Living area approximately 1891 (performance metric provided with listing)
• Exterior features: Property located at Crestway Road and Espadrille Run, Converse, TX

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Interior features: New construction plan (Littleton)