Timms Plan · Converse, TX 78109

$188,049

4 bd · 2.0 ba · 1,500 sqft · SingleFamily · 350 Days on market

Good condition ↓ 11% 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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

Key facts

• Walk-in closet
• En-suite bathroom
• Listed 350 days

Tags

• OPEN-CONCEPT FLOORPLAN
• EN-SUITE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $188,049 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $215,336.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $188k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $19 ($229/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $165k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 4.4% 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: schools C-, crime C-, amenities 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.
• Market conditions: Rents soft (-1.1%/yr); 1152 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 350 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Recommended offer $165,483 (12.0% below list)

Questions for the listing agent

1. It's been on market 350 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $215,336
• List price: $188,049
• Delta: -12.67%
• 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
11545 Cinnamon Rose	0.27mi	4/2.0	1,500 (0%)	2mo	$169,999	$113	86
11537 Chestnut Rose	0.24mi	4/2.0	1,500 (0%)	5mo	$185,499	$124	85
11525 Cinnamon Rose	0.29mi	4/2.0	1,483 (-1%)	2mo	$208,999	$141	83
11553 Cinnamon Rose	0.26mi	3/2.0 (-1)	1,380 (-8%)	1mo	$164,999	$120	69
11711 Evergreen Rose	0.21mi	4/3.0	1,657 (+10%)	2mo	$227,999	$138	67
11639 Evergreen Rose	0.21mi	4/3.0	1,657 (+10%)	2mo	$236,999	$143	67
11723 Evergreen Rose	0.27mi	4/3.0	1,657 (+10%)	1mo	$236,999	$143	65
11533 Cinnamon Rose	0.28mi	3/2.0 (-1)	1,354 (-10%)	2mo	$196,999	$145	64
11513 Cinnamon Rose	0.31mi	3/2.0 (-1)	1,354 (-10%)	2mo	$198,999	$147	63
11541 Cinnamon Rose	0.27mi	4/2.5	1,692 (+13%)	1mo	$224,999	$133	63
11516 Chestnut Rose	0.28mi	3/2.0 (-1)	1,354 (-10%)	7mo	$225,999	$167	60
2207 Camellia Rose	0.35mi	4/2.5	1,692 (+13%)	2mo	$218,999	$129	59

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: -19.1%
• Equity multiple: 0.35×
• Total profit: $-39,242
• Equity at exit: $32,107

10-year hold

• IRR: -19.5%
• Equity multiple: 0.10×
• Total profit: $-54,098
• Equity at exit: $18,618

Cash invested: $60,294 (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: 1152
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$1,129
• Tax est. 1.5%: −$269 /mo · $3,230/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $19

Break-even live

Break-even rent $1,884

Max offer price $215,336

Occupancy floor 94%

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: $53,834
• Closing costs: $6,460
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11602 Dog Rose Converse, TX	3.0	2.0	1354	$1,650	$1.22	23d	1	0.22mi
4611 E 1604 N Converse, TX	2.0–4.0	2.0	1112	$1,499	$1.35	1d	1	0.89mi
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	23d	1	0.92mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	1d	1	0.95mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	21d	1	0.95mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,293	$1.32	1d	1	1.04mi
11050 Eyelet Hbr Converse, TX	4.0	2.5	2205	$1,875	$0.85	43d	1	1.06mi
11046 Eyelet Hbr Converse, TX	3.0	2.0	1525	$1,750	$1.15	23d	1	1.07mi
11038 Chatham Ct Converse, TX	4.0	2.5	2205	$1,995	$0.90	12d	1	1.08mi
2822 Praline Fry Converse, TX	3.0	2.0	1525	$1,645	$1.08	2d	1	1.11mi
2810 Praline Fry Converse, TX	4.0	2.5	2204	$1,745	$0.79	43d	1	1.12mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	43d	1	1.13mi
11002 Eyelet Hbr Converse, TX	4.0	2.5	2204	$1,745	$0.79	43d	1	1.14mi
2826 Tybee Crk Converse, TX	4.0	2.5	2204	$1,830	$0.83	4d	1	1.16mi
3006 Citron Gdn Converse, TX	4.0	2.5	2198	$1,950	$0.89	3d	1	1.17mi
11030 Yonder Flts Converse, TX	3.0	2.5	1428	$1,500	$1.05	4d	1	1.17mi
11026 Yonder Flts Converse, TX	3.0	2.0	1525	$1,645	$1.08	3d	1	1.18mi
10922 Chatham Ct Converse, TX	3.0	2.0	1525	$1,645	$1.08	23d	1	1.22mi
2939 Gastonian Ml Converse, TX	3.0	2.0	1525	$1,495	$0.98	43d	1	1.25mi
2927 Gastonian Ml Converse, TX	4.0	2.5	2205	$1,850	$0.84	1d	1	1.26mi
10950 Chippewa Trce Converse, TX	4.0	2.5	2205	$1,800	$0.82	23d	1	1.27mi
10930 Juliette Pass Converse, TX	4.0	2.5	2205	$1,850	$0.84	2d	1	1.28mi
10819 Juliette Pass Converse, TX	4.0	2.5	2204	$1,745	$0.79	43d	1	1.38mi
2943 Forsyth Cyn Converse, TX	4.0	2.5	2203	$1,795	$0.81	23d	1	1.39mi
2815 Armaan WAY Converse, TX	3.0	2.5	1401	$1,495	$1.07	1d	1	1.40mi
3026 Jackson Smt Converse, TX	4.0	2.5	2204	$1,745	$0.79	43d	1	1.41mi
2942 Jackson Smt Converse, TX	4.0	2.5	2204	$1,745	$0.79	43d	1	1.41mi
2934 Jackson Smt Converse, TX	4.0	2.5	2204	$2,070	$0.94	43d	1	1.42mi
3130 Jackson Smt Converse, TX	3.0	2.5	1428	$1,885	$1.32	4d	1	1.42mi
3158 Jackson Smt Converse, TX	4.0	2.5	2205	$1,895	$0.86	1d	1	1.43mi
3055 Jackson Smt Converse, TX	3.0	2.0	1525	$1,595	$1.05	43d	1	1.44mi
3318 Carducci Dr Converse, TX	3.0	2.0	1276	$1,800	$1.41	43d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $188,049 Active 350 DOM
2. 2026-06-17
   days on market $188,049 Active 349 DOM
3. 2026-06-16
   days on market $188,049 Active 348 DOM
4. 2026-06-15
   pricedays on market $188,049 Active 347 DOM
5. 2026-06-13
   pricedays on market $187,349 Active 345 DOM
6. 2026-06-09
   days on market $186,999 Active 341 DOM
7. 2026-06-08
   days on market $186,999 Active 340 DOM
8. 2026-06-07
   days on market $186,999 Active 339 DOM
9. 2026-06-04
   days on market $186,999 Active 336 DOM
10. 2026-06-03
    days on market $186,999 Active 335 DOM
11. 2026-06-02
    days on market $186,999 Active 334 DOM
12. 2026-06-01
    days on market $186,999 Active 333 DOM
13. 2026-05-31
    days on market $186,999 Active 332 DOM
14. 2026-02-13
    price $186,999 320-char remark

    Show marketing remark (320 chars)

    This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

15. 2025-11-17
    price $197,499 320-char remark

    Show marketing remark (320 chars)

    This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

16. 2025-09-01
    price $202,499 320-char remark

    Show marketing remark (320 chars)

    This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

17. 2025-07-03
    listed $209,499 Active 320-char remark

    Show marketing remark (320 chars)

    This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

ⓘ 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: $22,894
• − Mortgage interest: −$12,062
• − Property taxes: −$3,230
• − Insurance: −$1,077
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$6,264
• Taxable loss: −$3,402
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $1,045/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

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a modern and low-maintenance design. It offers a good balance of updates and maintenance, making it a solid investment opportunity.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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 — 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: 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

Price history

-10.7% since first listed

4 events — show timeline

• 2026-02-13 Price Changed $186,999 Zillow
• 2025-11-17 Price Changed $197,499 Zillow
• 2025-09-01 Price Changed $202,499 Zillow
• 2025-07-03 Listed $209,499 Zillow