6517 Titan Park · Converse, TX 78109

$236,999

3 bd · 2.0 ba · 1,510 sqft · SingleFamily · 165 Days on market

Built 2025 4,791 sqft lot Est $257k · 8% under $21/mo HOA · 1% of rent ↓ 17% 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).

• Cash flow +13.6/30.0
• ARV discount +11.0/15.0
• DSCR +4.1/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

The Aruba - This new home offers a modern and low-maintenance design. An open-concept floorplan with convenient access to a covered patio provides seamless entertaining and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and convenience, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Covered patio
• Owner's suite

Tags

• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• OWNER'S SUITE
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Subdivision: Hightop Ridge
• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; HOA fee $250 annually; Association transfer fee $250

Exterior

• Utilities: Water system available; Sewer system available
• Home design: New construction by Lennar; Slab foundation; Composition roof
• Construction: Built by Lennar; New
• Exterior features: Privacy fence; Cement fiber exterior

Interior

• Kitchen: Kitchen 18 x 8; Stove/Range; Dishwasher
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Bedroom 2: 10 x 10; Bedroom 3: 11 x 10; Master bedroom dimensions: 12 x 13
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with shower-only
• Heating & cooling: Central heating; Electric and natural gas heating options; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; 1 living area; Utility room inside; Cable TV available; All bedrooms downstairs; Walk-in closets
• Laundry & utility: Washer connection; Dryer connection; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $237k.

Deal economics

• At list price, monthly cash flow is $13 ($154/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 $185k (22.1% below list).
• Recommended offer: $185k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 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); 1207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 165 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $47k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,673 (22.1% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 22% 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. 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: 0.78% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $256,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6517 Titan Park	0.00mi	3/2.0	1,510 (0%)	1mo	$236,999	$157	99
9402 Dassler Spgs	0.08mi	3/2.0	1,510 (0%)	1mo	$255,999	$170	95
6323 Monk Lndg	0.34mi	3/2.0	1,570 (+4%)	2mo	$344,900	$220	76
9222 Espadrille Run	0.24mi	3/2.0	1,384 (-8%)	1mo	$258,500	$187	74
6919 Titan Park	0.36mi	3/2.0	1,585 (+5%)	2mo	$249,900	$158	73
9207 Crestway Rd	0.27mi	3/2.0	1,634 (+8%)	2mo	$250,999	$154	72
6306 Monk Lndg	0.39mi	3/2.0	1,570 (+4%)	4mo	$355,900	$227	72
6310 Monk Lndg	0.38mi	3/2.0	1,386 (-8%)	1mo	$318,900	$230	68
8915 Slumber St	0.57mi	3/2.0	1,568 (+4%)	1mo	$189,900	$121	66
8936 Dakota Run	0.54mi	3/2.5	1,582 (+5%)	2mo	$189,000	$119	63
9512 Nubuck Br	0.44mi	3/2.0	1,386 (-8%)	4mo	$318,900	$230	62
7422 Copper Clf	0.69mi	3/2.0	1,327 (-12%)	2mo	$215,000	$162	47

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-43,091
• Equity at exit: $35,337

10-year hold

• IRR: -18.3%
• Equity multiple: 0.13×
• Total profit: $-57,754
• Equity at exit: $20,491

Cash invested: $66,360 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$1,243
• Tax from tax record: −$84 /mo · $1,002/yr
• Insurance: −$99
• HOA: −$21
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $13

Break-even live

Break-even rent $1,831

Max offer price $236,999

Occupancy floor 94%

Sensitivity live

Price	-10% $147	-5% $80	+0% $13	+5% $-54	+10% $-121
Rent	-10% $-133	-5% $-60	+0% $13	+5% $86	+10% $159
Rate	-1.0pp $132	-0.5pp $73	base $13	+0.5pp $-49	+1.0pp $-111

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9219 Foxing Blfs Converse, TX	3.0	2.0	1526	$1,850	$1.21	26d	1	0.23mi
9310 Bennett Frst Converse, TX	4.0	2.5	2198	$2,300	$1.05	20d	1	0.24mi
9234 Foxing Blfs Converse, TX	3.0	2.5	1414	$1,825	$1.29	5d	1	0.25mi
9219 Bennett Frst Converse, TX	3.0	2.0	1526	$1,900	$1.25	46d	1	0.26mi
9334 Aniston Blf Converse, TX	4.0	2.5	2243	$2,200	$0.98	6d	1	0.29mi
6426 Thorpe Holw Converse, TX	3.0	2.5	1414	$1,600	$1.13	26d	1	0.30mi
9335 Nubuck Br Converse, TX	4.0	2.5	2243	$2,095	$0.93	46d	1	0.34mi
9310 Nubuck Br Converse, TX	3.0	2.0	1525	$1,895	$1.24	6d	1	0.37mi
9019 Gore Cres Converse, TX	3.0–5.0	2.0–3.5	2058	$2,220	$1.08	0d	1	0.40mi
9714 Autumn Holw Converse, TX	3.0	2.0	1529	$1,650	$1.08	26d	1	0.51mi
6414 Kensinger Pass Converse, TX	3.0	2.5	1582	$2,100	$1.33	46d	1	0.53mi
10814 Lillia BR San Antonio, TX	3.0	2.0	1266	$1,600	$1.26	46d	1	0.57mi
6610 Eastern Clouds Converse, TX	3.0	2.0	1496	$1,610	$1.08	0d	1	0.58mi
6810 Saharastone Dr Converse, TX	3.0	2.0	1210	$1,475	$1.22	0d	1	0.60mi
313 Renee Dr Converse, TX	3.0	3.0	1884	$1,650	$0.88	26d	1	0.60mi
8818 Slumber Ln Converse, TX	3.0	2.0	1259	$1,700	$1.35	4d	1	0.62mi
8827 Slumber Ln Converse, TX	3.0	2.0	1292	$2,000	$1.55	46d	1	0.64mi
9818 Copper Rose Converse, TX	4.0	2.5	2030	$2,075	$1.02	0d	1	0.65mi
309 Jeanette Dr Converse, TX	4.0	2.0	1105	$1,595	$1.44	26d	1	0.65mi
309 Jeanette Dr Converse, TX	4.0	2.0	1104	$1,595	$1.44	0d	1	0.65mi
317 Vivian Dr Converse, TX	3.0	2.0	1454	$1,650	$1.13	5d	1	0.65mi
305 Jeanette Dr Converse, TX	3.0	2.0	1084	$1,600	$1.48	26d	1	0.66mi
6907 Saharastone Dr Converse, TX	3.0	3.0	1211	$1,416	$1.17	14d	1	0.69mi
6907 Saharastone Dr Converse, TX	3.0	3.0	1211	$1,310	$1.08	6d	1	0.69mi
8914 Kestrel Oak Converse, TX	3.0	2.5	1582	$1,600	$1.01	26d	1	0.70mi
7306 Autumn Brk Converse, TX	3.0	2.5	1996	$1,519	$0.76	6d	1	0.73mi
9711 Copper Rock Converse, TX	3.0	2.0	1327	$1,645	$1.24	46d	1	0.74mi
8848 Staghorn Ml Converse, TX	3.0	2.0	1212	$1,500	$1.24	6d	1	0.79mi
9619 Copper Rock Converse, TX	3.0	2.0	1301	$1,700	$1.31	46d	1	0.79mi
8818 Kestrel Oak Converse, TX	3.0	2.5	1972	$1,525	$0.77	46d	1	0.81mi
7038 Cole Creek Dr Converse, TX	3.0	2.5	1582	$1,695	$1.07	26d	1	0.83mi
8732 Seneca Crk Converse, TX	3.0	2.5	1582	$1,445	$0.91	46d	1	0.85mi
8206 Longhorn Ridge Dr Converse, TX	3.0	2.0	1386	$1,525	$1.10	5d	1	0.85mi
6123 Ironmill Crk Converse, TX	3.0	2.0	1590	$1,595	$1.00	46d	1	0.86mi
6027 Kensinger Pass Converse, TX	3.0	2.0	1332	$1,480	$1.11	6d	1	0.86mi
9213 Groff Lndg Converse, TX	3.0	2.0	1344	$1,600	$1.19	13d	1	0.87mi
6863 Cypress Mist Dr Converse, TX	3.0	2.0	1735	$1,550	$0.89	13d	1	0.88mi
5510 Cibolo Pass Unit 1 Converse, TX	3.0	2.0	1253	$1,695	$1.35	26d	1	0.88mi
5435 Devils Gate Unit 1 Converse, TX	3.0	2.0	1243	$1,650	$1.33	17d	1	0.89mi
5435 Devils Gate Converse, TX	3.0	2.0	1243	$1,650	$1.33	5d	1	0.89mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 29 events

1. 2026-04-29
   status Pending
2. 2026-04-25
   price $236,999
3. 2026-04-18
   price $243,999
4. 2026-04-09
   price $246,999
5. 2026-04-03
   price $247,999
6. 2026-03-28
   price $248,999
7. 2026-03-25
   price $250,999
8. 2026-03-24
   price $251,999
9. 2026-03-18
   price $252,999
10. 2026-03-12
    price $253,999
11. 2026-03-07
    price $246,999
12. 2026-03-04
    price $237,999
13. 2026-03-03
    price $238,999
14. 2026-02-28
    price $243,999
15. 2026-02-24
    price $239,999
16. 2026-02-20
    price $240,999
17. 2026-02-19
    status Back on Market
18. 2026-01-15
    status Pending
19. 2026-01-09
    price $243,999
20. 2026-01-07
    price $247,999
21. 2025-12-21
    price $248,999
22. 2025-12-12
    price $261,999
23. 2025-12-03
    price $273,999
24. 2025-11-27
    price $270,999
25. 2025-11-18
    price $250,999
26. 2025-11-11
    price $252,999
27. 2025-10-24
    price $256,999
28. 2025-10-14
    price $273,999
29. 2025-10-10
    listed $283,999 New

ⓘ 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: $1,002 · $84/mo
• Projected year-2 tax: $4,337 · $361/mo
• Expected delta: +$3,335/yr (+$278/mo · 332.7%)

ⓘ 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 6 d/yr ≥108°F today · 19 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: $22,161
• − Mortgage interest: −$13,276
• − Property taxes: −$1,002
• − Insurance: −$1,185
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − HOA: −$252
• − Depreciation: −$6,895
• Taxable loss: −$3,994
• Est. tax savings @ 24.0%: +$959
• After-tax cash flow: $1,112/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

• Census place: Converse, TX
• 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

-16.5% since first listed

29 events — show timeline

• 2026-04-29 Pending — LERA
• 2026-04-25 Price Changed $236,999 LERA
• 2026-04-18 Price Changed $243,999 LERA
• 2026-04-09 Price Changed $246,999 LERA
• 2026-04-03 Price Changed $247,999 LERA
• 2026-03-28 Price Changed $248,999 LERA
• 2026-03-25 Price Changed $250,999 LERA
• 2026-03-24 Price Changed $251,999 LERA
• 2026-03-18 Price Changed $252,999 LERA
• 2026-03-12 Price Changed $253,999 LERA
• 2026-03-07 Price Changed $246,999 LERA
• 2026-03-04 Price Changed $237,999 LERA
• 2026-03-03 Price Changed $238,999 LERA
• 2026-02-28 Price Changed $243,999 LERA
• 2026-02-24 Price Changed $239,999 LERA
• 2026-02-20 Price Changed $240,999 LERA
• 2026-02-19 Relisted — LERA
• 2026-01-15 Pending — LERA
• 2026-01-09 Price Changed $243,999 LERA
• 2026-01-07 Price Changed $247,999 LERA
• 2025-12-21 Price Changed $248,999 LERA
• 2025-12-12 Price Changed $261,999 LERA
• 2025-12-03 Price Changed $273,999 LERA
• 2025-11-27 Price Changed $270,999 LERA
• 2025-11-18 Price Changed $250,999 LERA
• 2025-11-11 Price Changed $252,999 LERA
• 2025-10-24 Price Changed $256,999 LERA
• 2025-10-14 Price Changed $273,999 LERA
• 2025-10-10 Listed $283,999 LERA

Property tax history

+6.2%/yr

Latest (2025): $1,002 · +0.6% YoY. Source: county tax records.