1928 Pasture Rose · San Antonio, TX 78109

$205,999

4 bd · 2.0 ba · 1,575 sqft · SingleFamily · 15 Days on market

Built 2026 Excellent condition Est $219k · 6% under

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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).

• Cash flow +14.2/30.0
• ARV discount +10.2/15.0
• Condition / age +4.8/5.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner's suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet.

Key facts

• Walk-in closet
• Single-level layout
• 2 garage spots

Tags

• SINGLE-LEVEL LAYOUT
• OPEN-CONCEPT FLOORPLAN
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price: $207,999

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family new construction (Spec); Plan name: Sentosa
• Exterior features: Address: 1928 Pasture Rose, Converse TX 78109

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,575 living area)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $206k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $33 ($400/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (10.5% below list).
• Recommended offer: $184k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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.
• Zoned schools: East Central Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL).
• 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 15d 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 $6k 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 15 days — a 2% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,423 (10.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $218,925
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1411 Capitol Reef	0.00mi	4/2.0	1,572 (-0%)	0mo	$257,310	$164	100
1441 Sequoia Park	0.00mi	4/2.0	1,572 (-0%)	1mo	$253,500	$161	99
1931 Chicksaw Rose	0.00mi	4/2.0	1,600 (+2%)	1mo	$204,999	$128	96
8030 Biggio Ln	0.00mi	4/2.0	1,483 (-6%)	1mo	$205,999	$139	90
8014 Biggio Ln	0.00mi	4/2.0	1,483 (-6%)	1mo	$218,999	$148	90
7910 Biggio Ln	0.00mi	4/2.5	1,692 (+7%)	1mo	$209,999	$124	85
8022 Biggio Ln	0.00mi	4/2.5	1,692 (+7%)	1mo	$230,999	$137	85
10313 Lassen Park	0.00mi	3/2.5 (-1)	1,470 (-7%)	1mo	$276,499	$188	81
11537 Cinnamon Rose	0.00mi	3/2.0 (-1)	1,380 (-12%)	0mo	$164,999	$120	74
11727 Evergreen Rose	0.00mi	4/3.0	1,795 (+14%)	1mo	$242,999	$135	72
4502 Westbourne Way	0.69mi	4/2.0	1,802 (+14%)	0mo	$196,500	$109	44
9406 Griffith Run	0.70mi	3/2.5 (-1)	1,780 (+13%)	1mo	$249,138	$140	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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-36,635
• Equity at exit: $30,715

10-year hold

• IRR: -18.6%
• Equity multiple: 0.13×
• Total profit: $-49,942
• Equity at exit: $17,811

Cash invested: $57,680 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$1,080
• Tax est. 1.5%: −$257 /mo · $3,090/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $33

Break-even live

Break-even rent $1,802

Max offer price $205,999

Occupancy floor 93%

Sensitivity live

Price	-10% $176	-5% $105	+0% $33	+5% $-38	+10% $-109
Rent	-10% $-112	-5% $-40	+0% $33	+5% $106	+10% $179
Rate	-1.0pp $137	-0.5pp $86	base $33	+0.5pp $-20	+1.0pp $-74

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11621 Dog Rose Converse, TX	4.0	2.0	1500	$1,495	$1.00	6d	1	0.01mi
11810 Spiderwort RDG Converse, TX	4.0	2.5	1535	$1,497	$0.98	45d	1	0.01mi
12533 Spoor VLY Converse, TX	3.0	2.0	1160	$1,600	$1.38	0d	1	0.01mi
5625 Rowan RDG Converse, TX	3.0	2.5	1605	$1,700	$1.06	6d	1	0.01mi
11710 California Rose Converse, TX	4.0	2.5	1867	$1,635	$0.88	23d	1	0.01mi
9411 Braman Pt Converse, TX	4.0	2.0	1703	$1,850	$1.09	0d	1	0.28mi
5147 Longhorn Riv Converse, TX	4.0	2.5	2096	$2,000	$0.95	25d	1	0.54mi
5510 Cibolo Pass Unit 1 Converse, TX	3.0	2.0	1253	$1,695	$1.35	25d	1	0.57mi
5423 Devils Gate Converse, TX	3.0	2.0	1287	$1,650	$1.28	13d	1	0.63mi
5435 Devils Gate Unit 1 Converse, TX	3.0	2.0	1243	$1,650	$1.33	16d	1	0.65mi
5435 Devils Gate Converse, TX	3.0	2.0	1243	$1,650	$1.33	4d	1	0.65mi
9114 McCoy Pass Converse, TX	4.0	2.5	1951	$2,199	$1.13	6d	1	0.66mi
9223 Grand Western Converse, TX	3.0	2.0	1908	$1,950	$1.02	6d	1	0.68mi
5506 Rio Cyn Unit 2 Converse, TX	3.0	2.0	1351	$1,549	$1.15	45d	1	0.69mi
5114 Y Bar Smt Converse, TX	3.0	2.0	1276	$1,525	$1.20	6d	1	0.74mi
5114 Y Bar Smt Converse, TX	3.0	2.0	1276	$1,525	$1.20	0d	1	0.74mi
4807 Marylebone Ave Converse, TX	4.0	2.5	2032	$2,200	$1.08	45d	1	0.74mi
4326 Stanley Park Converse, TX	3.0	2.0	1484	$1,650	$1.11	4d	1	0.74mi
9204 Canyon Bnd Unit 2 Converse, TX	3.0	2.5	1372	$1,495	$1.09	45d	1	0.76mi
9213 Groff Lndg Converse, TX	3.0	2.0	1344	$1,600	$1.19	13d	1	0.78mi
8911 Sumners Wise Converse, TX	4.0	2.0	1627	$1,745	$1.07	4d	1	0.79mi
9211 Griffith Run Converse, TX	3.0	2.0	1266	$1,446	$1.14	6d	1	0.79mi
8830 McCoy Pass Converse, TX	4.0	2.0	1950	$1,995	$1.02	0d	1	0.80mi
8907 Ladbroke Grv Converse, TX	3.0	2.0	1921	$1,900	$0.99	4d	1	0.81mi
9115 Griffith Run Converse, TX	3.0	2.0	1266	$1,521	$1.20	45d	1	0.84mi
8810 Barrow Path Converse, TX	4.0	2.0	1667	$1,695	$1.02	22d	1	0.84mi
8803 Barrow Path Converse, TX	3.0	2.0	1440	$1,570	$1.09	25d	1	0.86mi
3035 Selhurst St Converse, TX	3.0	2.0	1557	$1,800	$1.16	25d	1	0.88mi
5223 Hornbeck Hts Converse, TX	3.0	2.0	1440	$1,795	$1.25	45d	1	0.88mi
5107 Hornbeck Hts Converse, TX	3.0	2.0	1266	$1,436	$1.13	0d	1	0.89mi
9026 Bowring Park Converse, TX	3.0	2.0	1721	$1,795	$1.04	45d	1	0.90mi
5170 Fowler Crst Converse, TX	3.0	2.0	1450	$1,695	$1.17	6d	1	0.91mi
5135 Fowler Crst Converse, TX	3.0	2.0	1266	$1,900	$1.50	0d	1	0.94mi
8907 Arundal Gdn Converse, TX	3.0	2.0	1921	$1,895	$0.99	19d	1	0.94mi
10310 Waverunner Converse, TX	3.0	2.0	1474	$1,695	$1.15	5d	1	0.95mi
8902 Grand Western Converse, TX	3.0	2.5	1570	$1,995	$1.27	45d	1	0.98mi
10410 Waverunner Converse, TX	3.0	2.0	1458	$1,750	$1.20	25d	1	0.99mi
9110 Longhorn Park Converse, TX	3.0	2.0	1646	$1,675	$1.02	14d	1	1.01mi
9110 Longhorn Park Converse, TX	3.0	2.0	1646	$1,675	$1.02	18d	1	1.01mi
9335 Nubuck Br Converse, TX	4.0	2.5	2243	$2,095	$0.93	45d	1	1.06mi

Listing history 10 events

1. 2026-06-21
   days on market $205,999 Active 15 DOM
2. 2026-06-18
   days on market $205,999 Active 12 DOM
3. 2026-06-17
   pricedays on market $205,999 Active 11 DOM
4. 2026-06-16
   days on market $207,999 Active 10 DOM
5. 2026-06-15
   days on market $207,999 Active 9 DOM
6. 2026-06-13
   days on market $207,999 Active 7 DOM
7. 2026-06-09
   days on market $207,999 Active 3 DOM
8. 2026-06-08
   days on market $207,999 Active 2 DOM
9. 2026-06-07
   remarks 377-char remark
10. 2026-06-07
    listed $207,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 20 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: $22,131
• − Mortgage interest: −$11,539
• − Property taxes: −$3,090
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$5,993
• Taxable loss: −$3,062
• Est. tax savings @ 24.0%: +$735
• After-tax cash flow: $1,135/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 · 13 photos

Excellent 95/100 None rehab

This move-in-ready home offers a modern and well-maintained living space with a spa-inspired bathroom and a convenient single-level layout.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and can attract more buyers
• Both Add smart home features — Improves convenience and can increase property value
• Both Add a smart thermostat — Improves energy efficiency and can increase property value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances curb appeal and can attract more buyers ↑
• Both Add smart home features — Improves convenience and can increase property value ↑
• Both Add a smart thermostat — Improves energy efficiency and can increase property 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: 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

• Census place: San Antonio, TX
• 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