Timms Plan · Converse, TX 78109

$188,799

4 bd · 2.0 ba · 1,500 sqft · SingleFamily · 401 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 +13.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.2/5.0
• Schools +2.1/10.0
• 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 400 days

Tags

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

🏗️ New construction. The $188,799 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $215,584.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-4 ($-51/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (0.4% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: crime C-, amenities F, commute 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); 1440 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 51d 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 401 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Recommended offer $166,143 (12.0% below list)

Questions for the listing agent

1. 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?
2. It's been on market 401 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 0.87% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (median comp): $215,584
• List price: $188,799
• Delta: -12.42%
• 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
11581 Cinnamon Rose	0.23mi	4/2.0	1,500 (0%)	0mo	$173,449	$116	89
2122 French Rose	0.24mi	4/2.0	1,500 (0%)	1mo	$173,999	$116	88
11569 Cinnamon Rose	0.24mi	4/2.0	1,500 (0%)	2mo	$171,999	$115	88
2126 French Rose	0.23mi	3/2.0 (-1)	1,380 (-8%)	0mo	$186,749	$135	71
1941 Pasture Rose	0.30mi	3/2.0 (-1)	1,411 (-6%)	1mo	$198,999	$141	71
2118 French Rose	0.25mi	3/2.0 (-1)	1,380 (-8%)	1mo	$165,349	$120	69
11553 Cinnamon Rose	0.26mi	3/2.0 (-1)	1,380 (-8%)	2mo	$164,999	$120	68
11711 Evergreen Rose	0.21mi	4/3.0	1,657 (+10%)	3mo	$227,999	$138	66
11723 Evergreen Rose	0.27mi	4/3.0	1,657 (+10%)	2mo	$236,999	$143	64
11533 Cinnamon Rose	0.28mi	3/2.0 (-1)	1,354 (-10%)	3mo	$196,999	$145	63
11319 Evergreen Rose	0.28mi	4/2.5	1,692 (+13%)	1mo	$217,999	$129	63
11541 Cinnamon Rose	0.27mi	4/2.5	1,692 (+13%)	3mo	$224,999	$133	62

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: -19.9%
• Equity multiple: 0.33×
• Total profit: $-40,686
• Equity at exit: $32,144

10-year hold

• IRR: -21.0%
• Equity multiple: 0.06×
• Total profit: $-56,959
• Equity at exit: $18,640

Cash invested: $60,363 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 55 active · 19 under contract
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $245,499 ($152/sqft)
• Median days on market: 269 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -5.3% vs 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: 1440
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$1,131
• Tax est. 1.5%: −$269 /mo · $3,234/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-4

Break-even live

Break-even rent $1,886

Max offer price $214,971

Occupancy floor 95%

Sensitivity live

Price	-10% $145	-5% $70	+0% $-4	+5% $-79	+10% $-153
Rent	-10% $-153	-5% $-79	+0% $-4	+5% $70	+10% $144
Rate	-1.0pp $104	-0.5pp $51	base $-4	+0.5pp $-60	+1.0pp $-117

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: $53,896
• Closing costs: $6,468
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11653 Dog Rose Converse, TX	4.0	2.0	1483	$1,495	$1.01	36d	1	0.13mi
11602 Dog Rose Converse, TX	3.0	2.0	1354	$1,650	$1.22	73d	1	0.22mi
4611 E 1604 N Converse, TX	1.0–4.0	1.0–2.0	990	$1,449	$1.46	9d	1	0.89mi
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	73d	1	0.92mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	51d	1	0.95mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	71d	1	0.95mi
11131 Hollinger Cir Converse, TX	3.0	2.5	1628	$2,300	$1.41	38d	1	0.96mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,293	$1.32	9d	1	1.05mi
11050 Eyelet Hbr Converse, TX	4.0	2.5	2205	$1,875	$0.85	93d	1	1.06mi
11046 Eyelet Hbr Converse, TX	3.0	2.0	1525	$1,750	$1.15	73d	1	1.07mi
11038 Chatham Ct Converse, TX	4.0	2.5	2205	$1,750	$0.79	21d	1	1.08mi
2822 Praline Fry Converse, TX	3.0	2.0	1525	$1,770	$1.16	21d	1	1.11mi
2818 Praline Fry Converse, TX	3.0	2.5	1428	$1,500	$1.05	38d	1	1.11mi
2810 Praline Fry Converse, TX	4.0	2.5	2204	$1,745	$0.79	93d	1	1.12mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	93d	1	1.13mi
11002 Eyelet Hbr Converse, TX	4.0	2.5	2204	$1,745	$0.79	93d	1	1.14mi
2815 Praline Fry Converse, TX	4.0	2.5	2204	$1,790	$0.81	13d	1	1.15mi
2826 Tybee Crk Converse, TX	4.0	2.5	2204	$1,830	$0.83	53d	1	1.16mi
3006 Citron Gdn Converse, TX	4.0	2.5	2198	$1,950	$0.89	52d	1	1.17mi
11030 Yonder Flts Converse, TX	3.0	2.5	1428	$1,500	$1.05	53d	1	1.17mi
11026 Yonder Flts Converse, TX	3.0	2.0	1525	$1,725	$1.13	27d	1	1.18mi
10922 Chatham Ct Converse, TX	3.0	2.0	1525	$1,685	$1.10	21d	1	1.22mi
2939 Gastonian Ml Converse, TX	3.0	2.0	1525	$1,495	$0.98	93d	1	1.25mi
2927 Gastonian Ml Converse, TX	4.0	2.5	2205	$1,850	$0.84	51d	1	1.26mi
2927 Gastonian Ml Converse, TX	4.0	2.5	2205	$1,850	$0.84	47d	1	1.26mi
2927 Gastonian Ml Converse, TX	4.0	2.5	2205	$1,750	$0.79	24d	1	1.26mi
10950 Chippewa Trce Converse, TX	4.0	2.5	2205	$1,750	$0.79	47d	1	1.27mi
10950 Chippewa Trce Converse, TX	4.0	2.5	2205	$1,800	$0.82	73d	1	1.27mi
10950 Chippewa Trce Converse, TX	4.0	2.5	2205	$1,700	$0.77	9d	1	1.27mi
10927 Juliette Pass Converse, TX	4.0	2.5	2205	$1,850	$0.84	21d	1	1.28mi
10930 Juliette Pass Converse, TX	4.0	2.5	2205	$1,795	$0.81	29d	1	1.28mi
10911 Juliette Pass Converse, TX	4.0	2.5	2205	$1,950	$0.88	16d	1	1.30mi
10819 Juliette Pass Converse, TX	4.0	2.5	2204	$1,745	$0.79	93d	1	1.38mi
2943 Forsyth Cyn Converse, TX	4.0	2.5	2203	$1,795	$0.81	73d	1	1.39mi
2815 Armaan WAY Converse, TX	3.0	2.5	1401	$1,495	$1.07	9d	1	1.40mi
3026 Jackson Smt Converse, TX	4.0	2.5	2204	$1,745	$0.79	93d	1	1.41mi
2942 Jackson Smt Converse, TX	4.0	2.5	2204	$1,745	$0.79	93d	1	1.41mi
2934 Jackson Smt Converse, TX	4.0	2.5	2204	$2,070	$0.94	93d	1	1.42mi
3130 Jackson Smt Converse, TX	3.0	2.5	1428	$1,885	$1.32	53d	1	1.42mi
3158 Jackson Smt Converse, TX	4.0	2.5	2205	$1,750	$0.79	21d	1	1.43mi

Listing history 50 events

1. 2026-08-08
   days on market $188,799 Active 401 DOM
2. 2026-08-06
   days on market $188,799 Active 399 DOM
3. 2026-08-05
   days on market $188,799 Active 398 DOM
4. 2026-08-04
   days on market $188,799 Active 397 DOM
5. 2026-08-03
   days on market $188,799 Active 396 DOM
6. 2026-07-31
   days on market $188,799 Active 393 DOM
7. 2026-07-30
   days on market $188,799 Active 391 DOM
8. 2026-07-28
   days on market $188,799 Active 390 DOM
9. 2026-07-26
   days on market $188,799 Active 388 DOM
10. 2026-07-24
    days on market $188,799 Active 386 DOM
11. 2026-07-23
    days on market $188,799 Active 385 DOM
12. 2026-07-22
    days on market $188,799 Active 384 DOM
13. 2026-07-21
    days on market $188,799 Active 383 DOM
14. 2026-07-20
    days on market $188,799 Active 382 DOM
15. 2026-07-18
    pricedays on market $188,799 Active 380 DOM
16. 2026-07-18
    pricedays on market $187,449 Active 379 DOM
17. 2026-07-16
    days on market $187,099 Active 378 DOM
18. 2026-07-15
    days on market $187,099 Active 377 DOM
19. 2026-07-14
    days on market $187,099 Active 376 DOM
20. 2026-07-13
    days on market $187,099 Active 375 DOM
21. 2026-07-13
    days on market $187,099 Active 374 DOM
22. 2026-07-11
    days on market $187,099 Active 373 DOM
23. 2026-07-10
    days on market $187,099 Active 372 DOM
24. 2026-07-09
    pricedays on market $187,099 Active 371 DOM
25. 2026-07-07
    days on market $188,099 Active 369 DOM
26. 2026-07-06
    pricedays on market $188,099 Active 368 DOM
27. 2026-07-05
    days on market $189,099 Active 367 DOM
28. 2026-07-03
    days on market $189,099 Active 365 DOM
29. 2026-07-02
    days on market $189,099 Active 364 DOM
30. 2026-07-01
    days on market $189,099 Active 363 DOM
31. 2026-07-01
    price $189,099 Active 362 DOM
32. 2026-06-30
    days on market $188,749 Active 362 DOM
33. 2026-06-29
    days on market $188,749 Active 361 DOM
34. 2026-06-28
    days on market $188,749 Active 360 DOM
35. 2026-06-27
    days on market $188,749 Active 359 DOM
36. 2026-06-26
    days on market $188,749 Active 358 DOM
37. 2026-06-24
    days on market $188,749 Active 356 DOM
38. 2026-06-22
    days on market $188,749 Active 354 DOM
39. 2026-06-22
    price $188,749 Active 353 DOM
40. 2026-06-21
    pricedays on market $188,399 Active 353 DOM
41. 2026-06-18
    days on market $188,049 Active 350 DOM
42. 2026-06-17
    days on market $188,049 Active 349 DOM
43. 2026-06-16
    days on market $188,049 Active 348 DOM
44. 2026-06-15
    pricedays on market $188,049 Active 347 DOM
45. 2026-06-13
    pricedays on market $187,349 Active 345 DOM
46. 2026-06-09
    days on market $186,999 Active 341 DOM
47. 2026-06-08
    days on market $186,999 Active 340 DOM
48. 2026-06-07
    days on market $186,999 Active 339 DOM
49. 2026-06-04
    days on market $186,999 Active 336 DOM
50. 2026-06-03
    days on market $186,999 Active 335 DOM

ⓘ 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: $22,566
• − Mortgage interest: −$12,076
• − Property taxes: −$3,234
• − Insurance: −$1,078
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$6,272
• Taxable loss: −$3,704
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $838/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 Est. rehab $7,500–$22,500 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Middle East Central Heritage Middle F TX #1,478/1,662 Nat'l #12,017/14,009 High East Central H S F TX #1,264/1,632 Nat'l #12,478/17,239

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

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

• 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: 25.1% rent · 74.9% own
• Severe rent burden: 16% of renters

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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%

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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%

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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

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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