6522 Runaway Row · Converse, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 8/10 · Major
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 8/10 · Major
- Chance of severe wind over 30 yrs
- 80.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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 +8.1/30.0
- Condition / age +4.0/5.0
- 1% rule +3.7/10.0
- Livability +3.3/5.0
- Schools +2.9/10.0
- Rent growth +2.2/5.0
- DSCR +2.1/10.0
- Appreciation +0.0/10.0
$199,900
6522 Runaway Row · Converse, TX 78109
3 bd · 2.0 ba · 1,276 sqft · SingleFamily
public records
· 152 Days on market
Built 2021
4,791 sqft lot
2-car garage
$157/sqft
· 24% below area
Est $263k · 24% under
$33/mo HOA · 2% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
3-bedroom, 2-bath home located in the growing northeast corridor of Converse. This inviting home offers a functional open-concept layout designed for comfortable everyday living, with a spacious living area that flows seamlessly into the kitchen and dining space. The primary suite features a private bath and walk-in closet, while two additional bedrooms provide flexibility for family, guests, or a home office. High ceilings and abundant natural light create a bright and welcoming atmosphere throughout the home.
Key facts
- Private bath
- Walk-in closet
- Open-concept layout
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
- To cash-flow at today's rent, offer at most $165k (17.6% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (13.0% below list).
- Recommended offer: $165k (17.6% 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: Copperfield El (math 25% / reading 36%, grade F, #2,464 of 4,322 statewide, top 58%, 903 students, 69% 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); 1949 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 69d 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 $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 152 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$164,717
(17.6% below list)
Questions for the listing agent
- 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?
- It's been on market 152 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.87% ✗
- Cap rate
- 5.10%
- Cash-on-cash
- -4.27%
- DSCR
- 0.81
- GRM
- 9.6
CMA / ARV
- ARV (median comp)
- $262,732
- List price
- $199,900
- Delta
- -23.91%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 10 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 6430 Level Flight | 0.11mi | 3/2.0 | 1,276 (0%) | 6mo | $212,000 | $166 | 90 |
| 6634 Willow Lndg | 0.19mi | 3/2.0 | 1,276 (0%) | 5mo | $199,000 | $156 | 87 |
| 6609 Cibolo Spgs | 0.15mi | 3/2.0 | 1,365 (+7%) | 1mo | $269,900 | $198 | 81 |
| 5726 Leisure Cres | 0.37mi | 3/2.0 | 1,217 (-5%) | 7mo | $205,000 | $168 | 69 |
| 10319 Big Four | 0.42mi | 3/2.0 | 1,202 (-6%) | 12mo | $205,000 | $171 | 60 |
| 5722 Leisure | 0.38mi | 3/2.0 | 1,458 (+14%) | 2mo | $225,000 | $154 | 57 |
| 10706 Iron Compass | 0.11mi | 3/2.0 | 1,440 (+13%) | 24mo | $233,499 | $162 | 54 |
| 10248 Band Wagon | 0.47mi | 3/2.0 | 1,408 (+10%) | 22mo | $263,830 | $187 | 42 |
| 10235 Band Wagon | 0.49mi | 3/2.0 | 1,408 (+10%) | 21mo | $269,730 | $192 | 42 |
| 5711 Cicada Cir | 0.41mi | 3/2.0 | 1,459 (+14%) | 19mo | $240,000 | $164 | 41 |
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
- -27.4%
- Equity multiple
- 0.11×
- Total profit
- $-50,029
- Equity at exit
- $29,806
10-year hold
- IRR
- -44.9%
- Equity multiple
- -0.41×
- Total profit
- $-79,005
- Equity at exit
- $17,284
Cash invested: $55,972 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 15 active · 4 under contract
- Months of supply
- 18.0 mo (6%/mo absorbed)
- Median asking
- $247,500 ($182/sqft)
- Median days on market
- 165 d
- This list price
- 7% of active listings are priced below it
- ARV vs active asking
- +13.4% 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
- 1949
- Price-to-rent
- 9.6×
Monthly cashflow live
↻
- Estimated rent
- $1,739 high interval (Pro) →
- Mortgage (P&I)
- −$1,048
- Tax from tax record
- −$408 /mo · $4,897/yr
- Insurance
- −$83
- HOA
- −$33
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$365
- Net cashflow
- $-199
Break-even live
Break-even rent
$1,991
Max offer price
$164,717
Occupancy floor
—
Sensitivity live
| Price | -10% $-86 | -5% $-143 | +0% $-199 | +5% $-256 | +10% $-312 |
|---|---|---|---|---|---|
| Rent | -10% $-337 | -5% $-268 | +0% $-199 | +5% $-130 | +10% $-62 |
| Rate | -1.0pp $-98 | -0.5pp $-148 | base $-199 | +0.5pp $-251 | +1.0pp $-304 |
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
- $49,975
- Closing costs
- $5,997
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 10427 Canard Crst Converse, TX | 3.0 | 2.0 | 1440 | $1,550 | $1.08 | 158d | 1 | 0.07mi |
| 10414 Seguin Chase Converse, TX | 3.0 | 2.0 | 1276 | $1,650 | $1.29 | 7d | 1 | 0.07mi |
| 6562 Runaway Row Converse, TX | 3.0 | 2.0 | 1440 | $1,500 | $1.04 | 184d | 1 | 0.09mi |
| 6613 Willow Lndg Converse, TX | 3.0 | 2.0 | 1416 | $1,630 | $1.15 | 10d | 1 | 0.15mi |
| 6702 Willow Lndg Converse, TX | 3.0 | 2.0 | 1270 | $1,400 | $1.10 | 164d | 1 | 0.25mi |
| 6855 Burgess Rdg Converse, TX | 4.0 | 2.0 | 1635 | $1,795 | $1.10 | 10d | 1 | 0.38mi |
| 6602 Turnpike Converse, TX | 3.0 | 2.0 | 1512 | $1,695 | $1.12 | 10d | 1 | 0.38mi |
| 6602 Turnpike Converse, TX | 3.0 | 2.0 | 1512 | $1,650 | $1.09 | 2d | 1 | 0.38mi |
| 10335 Short Haul Converse, TX | 4.0 | 2.5 | 1619 | $1,700 | $1.05 | 31d | 1 | 0.40mi |
| 10335 Short Haul Converse, TX | 4.0 | 2.5 | 1619 | $1,700 | $1.05 | 55d | 1 | 0.40mi |
| 5702 Cicada Cir Converse, TX | 3.0 | 2.0 | 1623 | $1,795 | $1.11 | 10d | 1 | 0.41mi |
| 10255 Crossbuck Converse, TX | 3.0 | 2.0 | 1494 | $1,600 | $1.07 | 88d | 1 | 0.43mi |
| 10522 Barbeque Bay Converse, TX | 3.0 | 2.0 | 1500 | $2,100 | $1.40 | 119d | 1 | 0.44mi |
| 10334 Glimmer Converse, TX | 3.0 | 2.0 | 1510 | $1,500 | $0.99 | 45d | 1 | 0.44mi |
| 10334 Glimmer Converse, TX | 3.0 | 2.0 | 1510 | $1,500 | $0.99 | 10d | 1 | 0.44mi |
| 10403 Midsummer Mdw Converse, TX | 4.0 | 2.0 | 1699 | $1,775 | $1.04 | 10d | 1 | 0.47mi |
| 10403 Midsummer Mdw Converse, TX | 4.0 | 2.0 | 1703 | $1,775 | $1.04 | 3d | 1 | 0.47mi |
| 10403 Midsummer Mdw Converse, TX | 4.0 | 2.0 | 1699 | $1,775 | $1.04 | 164d | 1 | 0.47mi |
| 10318 Glimmer Converse, TX | 4.0 | 2.5 | 1837 | $2,050 | $1.12 | 151d | 1 | 0.47mi |
| 10310 Glimmer Converse, TX | 4.0 | 2.5 | 1650 | $1,800 | $1.09 | 139d | 1 | 0.49mi |
| 10223 Crossbuck Converse, TX | 3.0 | 2.0 | 1680 | $1,799 | $1.07 | 88d | 1 | 0.50mi |
| 10223 Crossbuck Converse, TX | 3.0 | 2.0 | 1680 | $1,725 | $1.03 | 10d | 1 | 0.50mi |
| 6811 Ashcat Converse, TX | 3.0 | 2.0 | 1682 | $1,730 | $1.03 | 10d | 1 | 0.51mi |
| 10519 Beachball Bnd Converse, TX | 3.0 | 2.0 | 1464 | $1,550 | $1.06 | 88d | 1 | 0.51mi |
| 5950 Frisbee Path Converse, TX | 4.0 | 2.0 | 1667 | $1,700 | $1.02 | 184d | 1 | 0.52mi |
| 10422 Beachball Bnd Converse, TX | 3.0 | 2.0 | 1188 | $1,475 | $1.24 | 128d | 1 | 0.54mi |
| 5915 Poolside Park Converse, TX | 4.0 | 2.5 | 1748 | $1,725 | $0.99 | 74d | 1 | 0.57mi |
| 5914 Sunshine Smt Converse, TX | 4.0 | 2.0 | 1668 | $1,650 | $0.99 | 37d | 1 | 0.61mi |
| 5818 Seaside Mnr Converse, TX | 4.0 | 2.0 | 1668 | $1,950 | $1.17 | 2d | 1 | 0.62mi |
| 10410 Waverunner Converse, TX | 3.0 | 2.0 | 1458 | $1,645 | $1.13 | 69d | 1 | 0.65mi |
| 10410 Waverunner Converse, TX | 3.0 | 2.0 | 1458 | $1,645 | $1.13 | 51d | 1 | 0.65mi |
| 10402 Waverunner Converse, TX | 3.0 | 2.0 | 1464 | $1,495 | $1.02 | 74d | 1 | 0.65mi |
| 10310 Waverunner Converse, TX | 3.0 | 2.0 | 1464 | $1,545 | $1.06 | 74d | 1 | 0.69mi |
| 10310 Waverunner Converse, TX | 3.0 | 2.0 | 1474 | $1,695 | $1.15 | 144d | 1 | 0.69mi |
| 7703 Brisbane Bnd Converse, TX | 3.0 | 2.0 | 1668 | $1,400 | $0.84 | 88d | 1 | 0.99mi |
| 7623 Bismarck Lk Converse, TX | 3.0 | 2.0 | 1531 | $1,500 | $0.98 | 3d | 1 | 1.03mi |
| 10031 Red Iron Crk Converse, TX | 3.0 | 2.0 | 1259 | $1,600 | $1.27 | 164d | 1 | 1.09mi |
| 9735 Autumn Arch Converse, TX | 3.0 | 2.0 | 1233 | $1,245 | $1.01 | 3d | 1 | 1.10mi |
| 9723 Autumn Vly Converse, TX | 3.0 | 2.0 | 1398 | $1,446 | $1.03 | 55d | 1 | 1.15mi |
| 7318 Copper Cv Converse, TX | 3.0 | 2.0 | 1318 | $1,560 | $1.18 | 103d | 1 | 1.21mi |
Property features AI
Finance
- HOA & community
- Mandatory HOA with a $33 monthly feeAssociation transfer fee of $200
Exterior
- Parking
- Attached 2-car garage
- Utilities
- Public water systemPublic sewer system
- Home design
- Pre-owned single-family homeApproximately 5 years old
- Construction
- Slab foundationComposition roofBuilt by Lennar
- Exterior features
- Cement fiber exteriorOne side masonryPark/playground and jogging trails nearby
Interior
- Kitchen
- Eat-in kitchen (12 x 15)Stove/RangeRefrigeratorDishwasher
- Bedrooms
- Master bedroom (12 x 15) with walk-in closet and full bathBedroom 2 (12 x 12)Bedroom 3 (12 x 12)
- Flooring
- Laminate flooring
- Bathrooms
- Two full bathroomsMaster bath with tub/shower combination and single vanity
- Heating & cooling
- Central heatingOne central air conditioning unitOther heating fuel (see remarks)
- Interior features
- Ceiling fans throughoutOpen floor plan with an eat-in kitchenAll window coverings remainWalk-in closetsOne living area
Listing history 50 events
-
2026-11-08days on market $199,900 Active 152 DOM
-
2026-11-07days on market $199,900 Active 151 DOM
-
2026-11-06days on market $199,900 Active 150 DOM
-
2026-11-05days on market $199,900 Active 149 DOM
-
2026-11-04days on market $199,900 Active 148 DOM
-
2026-11-02days on market $199,900 Active 146 DOM
-
2026-11-01days on market $199,900 Active 145 DOM
-
2026-10-31days on market $199,900 Active 144 DOM
-
2026-10-30days on market $199,900 Active 143 DOM
-
2026-10-29days on market $199,900 Active 142 DOM
-
2026-10-28days on market $199,900 Active 141 DOM
-
2026-10-27days on market $199,900 Active 140 DOM
-
2026-10-26days on market $199,900 Active 139 DOM
-
2026-10-26days on market $199,900 Active 138 DOM
-
2026-10-24days on market $199,900 Active 137 DOM
-
2026-10-23days on market $199,900 Active 136 DOM
-
2026-10-22days on market $199,900 Active 135 DOM
-
2026-10-21days on market $199,900 Active 134 DOM
-
2026-10-20days on market $199,900 Active 133 DOM
-
2026-10-19days on market $199,900 Active 132 DOM
-
2026-10-18days on market $199,900 Active 131 DOM
-
2026-10-17days on market $199,900 Active 130 DOM
-
2026-10-16days on market $199,900 Active 129 DOM
-
2026-10-15days on market $199,900 Active 128 DOM
-
2026-10-14days on market $199,900 Active 127 DOM
-
2026-10-13days on market $199,900 Active 126 DOM
-
2026-10-12days on market $199,900 Active 125 DOM
-
2026-10-11days on market $199,900 Active 124 DOM
-
2026-10-10days on market $199,900 Active 123 DOM
-
2026-10-09days on market $199,900 Active 122 DOM
-
2026-10-08days on market $199,900 Active 121 DOM
-
2026-10-07days on market $199,900 Active 120 DOM
-
2026-10-07days on market $199,900 Active 119 DOM
-
2026-10-05days on market $199,900 Active 118 DOM
-
2026-10-04days on market $199,900 Active 117 DOM
-
2026-10-04days on market $199,900 Active 116 DOM
-
2026-10-02days on market $199,900 Active 115 DOM
-
2026-10-01days on market $199,900 Active 114 DOM
-
2026-09-30days on market $199,900 Active 113 DOM
-
2026-09-29days on market $199,900 Active 112 DOM
-
2026-09-28days on market $199,900 Active 111 DOM
-
2026-09-27days on market $199,900 Active 110 DOM
-
2026-09-25days on market $199,900 Active 108 DOM
-
2026-09-24days on market $199,900 Active 107 DOM
-
2026-09-23days on market $199,900 Active 106 DOM
-
2026-09-22days on market $199,900 Active 105 DOM
-
2026-09-21days on market $199,900 Active 104 DOM
-
2026-09-20days on market $199,900 Active 103 DOM
-
2026-09-19days on market $199,900 Active 102 DOM
-
2026-09-18days on market $199,900 Active 101 DOM
ⓘ 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
- $4,897 · $408/mo
- Projected year-2 tax
- $4,897 · $408/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 4/10 Moderate
- Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $20,863
- − Mortgage interest
- −$11,198
- − Property taxes
- −$4,897
- − Insurance
- −$1,000
- − Repairs & maintenance
- −$1,669
- − Management
- −$1,669
- − HOA
- −$396
- − Depreciation
- −$5,815
- Taxable loss
- −$5,780
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,387
- After-tax cash flow
- $-1,003/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
80/100
None rehab
This well-maintained single-family home in Converse, TX, offers a good condition with modern updates and a good location. It is move-in ready and has the potential for further value enhancement with minor cosmetic improvements.
Value-add opportunities
- Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
- Both Landscaping and curb appeal improvements — Enhances property's visual appeal and can attract more buyers ↑
- Both Add a small front porch — Can increase the home's curb appeal and provide a welcoming entrance ↑
F
Composite school gradezoned avg 29/100
Zoned Schools
Elementary
Copperfield El
F
TX #2,464/4,322
Nat'l #26,279/41,679
Middle
Judson Middle
F
TX #1,156/1,662
Nat'l #9,659/14,009
High
Judson H S
F
TX #1,157/1,632
Nat'l #11,681/17,239
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
- Severe rent burden
- 16% of renters
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%
- 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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
2 events — show timeline
- 2026-06-09 Listed $205,000 LERA
- 2023-07-04 Rental Removed — RENT.
Property tax history
+68.1%/yrLatest (2025): $4,897 · -4.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…