7547 Longing Trl · Converse, TX 78244

$167,500

4 bd · 2.5 ba · 2,850 sqft · SingleFamily public records · 42 Days on market

Built 1991 8,450 sqft lot $59/sqft · 31% below area Est $244k · 31% under $21/mo HOA · 1% of rent ↓ 3% 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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +5.1/10.0
• 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

A great investment opportunity awaits in this spacious 2-story home. Open floor plan, large bedrooms, and situated on a corner lot. Great northeast location in a planned community offering swimming pool.

Key facts

• 8,450 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $250 annually; Association transfer fee $300

Exterior

• Parking: 2-car garage
• Utilities: Public water system
• Home design: Pre-owned single-family property; Approximately 35 years old
• Construction: Brick exterior; Composition roof; Slab foundation
• Exterior features: Corner lot; Community pool

Interior

• Kitchen: Kitchen (12 x 10)
• Bedrooms: Master bedroom on upper level (14 x 13); Bedroom 2 (12 x 11); Bedroom 3 (10 x 11); Bedroom 4 (11 x 10)
• Flooring: Linoleum flooring; Vinyl flooring
• Bathrooms: Two full bathrooms and one half bath; Master bath with tub/shower combination (10 x 6)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Three living areas
• Laundry & utility: Utility room (8 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $162k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.3% 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: 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 H S (math 19% / reading 38%, grade F, #1,157 of 1,632 statewide, top 72%, 2,666 students, 62% FRL).
• Market conditions: Rents flat; 193 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 33% 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 42 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% 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 $162,475 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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: 1.17% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 7.2

CMA / ARV

• ARV (median comp): $244,380
• List price: $167,500
• Delta: -31.46%
• 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
8011 Cherry Glade	0.21mi	4/2.5	2,576 (-10%)	1mo	$204,900	$80	74
7501 Foss Mdws	0.02mi	4/2.5	2,463 (-14%)	16mo	$169,150	$69	63
8114 Chestnut Mnr	0.42mi	3/2.5 (-1)	2,660 (-7%)	8mo	$249,990	$94	58
8035 Chestnut Manor Dr	0.42mi	3/2.5 (-1)	2,856 (+0%)	23mo	$299,900	$105	56
7459 Radford Trl	0.09mi	4/2.5	2,440 (-14%)	20mo	$269,999	$111	55
8231 Chestnut Manor Dr	0.45mi	3/2.5 (-1)	2,856 (+0%)	22mo	$260,000	$91	55
8134 Seldon	0.75mi	4/2.5	2,713 (-5%)	4mo	$269,000	$99	54
7710 Redsky Crk	0.31mi	4/2.5	2,559 (-10%)	23mo	$200,000	$78	50
7310 Roveen Trl	0.60mi	4/2.5	2,521 (-12%)	9mo	$227,000	$90	46
8050 Cantura Mls	0.39mi	3/2.5 (-1)	2,558 (-10%)	23mo	$285,000	$111	40
8107 Mescal Trl	0.74mi	3/2.5 (-1)	2,576 (-10%)	13mo	$270,000	$105	34
8018 Manderly Pl	0.61mi	3/2.5 (-1)	2,575 (-10%)	22mo	$260,000	$101	32

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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-25,238
• Equity at exit: $24,975

10-year hold

• IRR: -12.5%
• Equity multiple: 0.35×
• Total profit: $-30,335
• Equity at exit: $14,482

Cash invested: $46,900 (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: 193
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$878
• Tax from tax record: −$478 /mo · $5,738/yr
• Insurance: −$70
• HOA: −$21
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $94

Break-even live

Break-even rent $1,832

Max offer price $167,500

Occupancy floor 90%

Sensitivity live

Price	-10% $189	-5% $142	+0% $94	+5% $47	+10% $0
Rent	-10% $-60	-5% $17	+0% $94	+5% $172	+10% $249
Rate	-1.0pp $179	-0.5pp $137	base $94	+0.5pp $51	+1.0pp $7

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 36 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	45d	1	0.06mi
7379 Longing Trl Unit 1 San Antonio, TX	3.0	2.0	2432	$1,350	$0.56	13d	1	0.28mi
8151 Cantura Mls Converse, TX	4.0	2.5	2334	$1,950	$0.84	20d	1	0.39mi
8143 Chestnut Manor Dr Converse, TX	3.0	2.5	2255	$1,795	$0.80	4d	1	0.44mi
7815 Caspian Bay Dr Converse, TX	3.0	2.0	2176	$1,800	$0.83	5d	1	0.48mi
8008 Wayword Trl San Antonio, TX	4.0	2.5	2010	$1,895	$0.94	5d	1	0.49mi
8031 Manderly Pl Converse, TX	3.0	2.0	2575	$1,739	$0.68	25d	1	0.62mi
7314 Justino Trl San Antonio, TX	4.0	2.5	3386	$1,995	$0.59	4d	1	0.72mi
7402 Anchors Peak San Antonio, TX	4.0	2.5	2502	$1,999	$0.80	45d	1	0.75mi
8119 Grimchester Converse, TX	4.0	2.0	2334	$1,955	$0.84	5d	1	0.77mi
8111 Mescal Trl San Antonio, TX	4.0	2.5	2521	$1,899	$0.75	45d	1	0.77mi
8043 Dove Trail Dr San Antonio, TX	4.0	2.0	2319	$1,800	$0.78	16d	1	0.80mi
8005 Copper Trail Dr San Antonio, TX	4.0	2.5	2319	$1,600	$0.69	25d	1	0.85mi
7210 Glen Cross San Antonio, TX	4.0	2.0	2014	$2,300	$1.14	25d	1	0.89mi
8007 Sunshine Trail Dr San Antonio, TX	4.0	2.5	3378	$2,000	$0.59	25d	1	0.93mi
7306 Northallerton Converse, TX	4.0	2.5	3288	$2,000	$0.61	25d	1	1.03mi
8414 Glen Ct San Antonio, TX	4.0	2.5	2857	$3,000	$1.05	45d	1	1.05mi
8314 Steep Vly Converse, TX	4.0	3.0	2316	$1,625	$0.70	25d	1	1.07mi
8911 Nature Trl Converse, TX	4.0	2.5	2042	$1,790	$0.88	25d	1	1.09mi
7407 Tom Kite Ct San Antonio, TX	3.0	2.5	2415	$2,095	$0.87	5d	1	1.09mi
7355 Daulton Rdg Converse, TX	4.0	2.5	3288	$2,100	$0.64	25d	1	1.09mi
8223 Maple Meadow Dr Converse, TX	5.0	2.5	2330	$1,595	$0.68	45d	1	1.10mi
8203 Maple Meadow Dr Converse, TX	4.0	2.5	2340	$1,759	$0.75	3d	1	1.14mi
8423 Parry Path Converse, TX	4.0	2.5	2576	$1,800	$0.70	45d	1	1.17mi
6718 Haven Meadow Dr Converse, TX	4.0	2.5	2278	$1,700	$0.75	25d	1	1.17mi
7314 Colina Way Unit 1 Converse, TX	3.0	2.5	3648	$1,300	$0.36	45d	1	1.19mi
8007 Chestnut Bluff Dr Converse, TX	4.0	2.5	2145	$1,825	$0.85	16d	1	1.24mi
6619 Meadow Fawn Dr Converse, TX	4.0	2.5	2399	$1,955	$0.81	3d	1	1.24mi
806 Meadow Scape Converse, TX	4.0	2.5	2300	$2,150	$0.93	11d	1	1.28mi
7510 Legend Rock San Antonio, TX	3.0	2.0	2162	$1,875	$0.87	25d	1	1.39mi
8015 Chestnut Barr Dr Converse, TX	4.0	3.0	2300	$1,849	$0.80	4d	1	1.41mi
6911 Waterfall Pass Converse, TX	5.0	2.5	2109	$1,840	$0.87	45d	1	1.41mi
8090 Chestnut Ash Dr Converse, TX	4.0	2.5	2961	$2,050	$0.69	12d	1	1.45mi
6311 Encanto Point Dr San Antonio, TX	3.0	2.5	2340	$1,645	$0.70	16d	1	1.46mi
8030 Falcon Mdw Converse, TX	3.0	2.0	2144	$1,829	$0.85	4d	1	1.49mi
9526 Millers Rdg San Antonio, TX	4.0	2.0	2173	$1,699	$0.78	25d	1	1.50mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-21
   days on market $167,500 Active 42 DOM
2. 2026-06-18
   days on market $167,500 Active 39 DOM
3. 2026-06-17
   days on market $167,500 Active 38 DOM
4. 2026-06-16
   days on market $167,500 Active 37 DOM
5. 2026-06-16
   status $167,500 Active 36 DOM
6. 2026-06-15
   days on market $167,500 Price Change 36 DOM
7. 2026-06-13
   days on market $167,500 Price Change 34 DOM
8. 2026-06-09
   days on market $167,500 Price Change 30 DOM
9. 2026-06-08
   days on market $167,500 Price Change 29 DOM
10. 2026-06-07
    pricestatusdays on market $167,500 Price Change 28 DOM
11. 2026-06-04
    days on market $172,900 Active 25 DOM
12. 2026-06-03
    days on market $172,900 Active 24 DOM
13. 2026-06-02
    days on market $172,900 Active 23 DOM
14. 2026-06-01
    days on market $172,900 Active 22 DOM
15. 2026-05-31
    days on market $172,900 Active 21 DOM
16. 2026-05-11
    listed $172,900 New 204-char remark
17. 2000-09-05
    soldstatus
18. 1995-07-01
    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: $5,738 · $478/mo
• Projected year-2 tax: $5,738 · $478/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: $23,420
• − Mortgage interest: −$9,383
• − Property taxes: −$5,738
• − Insurance: −$838
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − HOA: −$252
• − Depreciation: −$4,873
• Taxable loss: −$1,410
• Est. tax savings @ 24.0%: +$338
• After-tax cash flow: $1,472/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

-3.1% since first listed

4 events — show timeline

• 2026-06-06 Price Changed $167,500 LERA
• 2026-05-11 Listed $172,900 LERA
• 2000-09-05 Sold (Public Records) — Public Records
• 1995-07-01 Sold (Public Records) — Public Records

Property tax history

+12.9%/yr

Latest (2025): $5,738 · +5.3% YoY. Source: county tax records.