11569 Cinnamon Rose · San Antonio, TX 78109

$171,999

4 bd · 2.0 ba · 1,500 sqft · SingleFamily · 73 Days on market

Built 2026 Excellent condition 4,791 sqft lot $115/sqft · 16% below area Est $205k · 16% under $69/mo HOA · 4% of rent ↓ 10% since listing

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Why this score? — see what drove the C+ 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 +20.8/30.0
• ARV discount +14.8/15.0
• DSCR +6.6/10.0
• 1% rule +6.0/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• 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

• 4,791 sq ft lot
• Built 2026
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $172k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $162k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: schools C-, 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.
• Market conditions: Rents soft (-1.1%/yr); 1152 active listings in the ZIP; 40 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 $5k 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 73 days — a 6% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $161,679 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 1.10% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 7.6

CMA / ARV

• ARV (median comp): $205,464
• List price: $171,999
• Delta: -16.29%
• 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	0.04mi	4/2.0	1,500 (0%)	2mo	$169,999	$113	97
11525 Cinnamon Rose	0.07mi	4/2.0	1,483 (-1%)	2mo	$208,999	$141	93
11537 Chestnut Rose	0.06mi	4/2.0	1,500 (0%)	5mo	$185,499	$124	93
11553 Cinnamon Rose	0.03mi	3/2.0 (-1)	1,380 (-8%)	1mo	$164,999	$120	80
11533 Cinnamon Rose	0.06mi	3/2.0 (-1)	1,354 (-10%)	2mo	$196,999	$145	74
11541 Cinnamon Rose	0.05mi	4/2.5	1,692 (+13%)	1mo	$224,999	$133	73
11723 Evergreen Rose	0.10mi	4/3.0	1,657 (+10%)	1mo	$236,999	$143	73
11513 Cinnamon Rose	0.09mi	3/2.0 (-1)	1,354 (-10%)	2mo	$198,999	$147	73
11711 Evergreen Rose	0.11mi	4/3.0	1,657 (+10%)	2mo	$227,999	$138	72
11639 Evergreen Rose	0.11mi	4/3.0	1,657 (+10%)	2mo	$236,999	$143	72
2207 Camellia Rose	0.13mi	4/2.5	1,692 (+13%)	2mo	$218,999	$129	69
11210 Prairie Lndg	0.72mi	3/2.0 (-1)	1,527 (+2%)	2mo	$219,990	$144	57

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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-18,363
• Equity at exit: $25,646

10-year hold

• IRR: -6.7%
• Equity multiple: 0.63×
• Total profit: $-17,821
• Equity at exit: $14,871

Cash invested: $48,160 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$902
• Tax est. 1.5%: −$215 /mo · $2,580/yr
• Insurance: −$72
• HOA: −$69
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $235

Break-even live

Break-even rent $1,592

Max offer price $171,999

Occupancy floor 83%

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.15mi
4611 E 1604 N Converse, TX	2.0–4.0	2.0	1112	$1,499	$1.35	1d	1	0.74mi
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	23d	1	0.86mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	2d	1	0.88mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	21d	1	0.88mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,293	$1.32	1d	1	0.94mi
11050 Eyelet Hbr Converse, TX	4.0	2.5	2205	$1,875	$0.85	43d	1	0.94mi
11046 Eyelet Hbr Converse, TX	3.0	2.0	1525	$1,750	$1.15	23d	1	0.95mi
2822 Praline Fry Converse, TX	3.0	2.0	1525	$1,645	$1.08	2d	1	0.97mi
2810 Praline Fry Converse, TX	4.0	2.5	2204	$1,745	$0.79	43d	1	0.97mi
11038 Chatham Ct Converse, TX	4.0	2.5	2205	$1,995	$0.90	12d	1	0.98mi
11030 Yonder Flts Converse, TX	3.0	2.5	1428	$1,500	$1.05	4d	1	1.02mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	43d	1	1.02mi
2826 Tybee Crk Converse, TX	4.0	2.5	2204	$1,830	$0.83	4d	1	1.03mi
11002 Eyelet Hbr Converse, TX	4.0	2.5	2204	$1,745	$0.79	43d	1	1.03mi
11026 Yonder Flts Converse, TX	3.0	2.0	1525	$1,645	$1.08	3d	1	1.03mi
3006 Citron Gdn Converse, TX	4.0	2.5	2198	$1,950	$0.89	3d	1	1.05mi
10922 Chatham Ct Converse, TX	3.0	2.0	1525	$1,645	$1.08	23d	1	1.11mi
2939 Gastonian Ml Converse, TX	3.0	2.0	1525	$1,495	$0.98	43d	1	1.13mi
2927 Gastonian Ml Converse, TX	4.0	2.5	2205	$1,850	$0.84	2d	1	1.14mi
10950 Chippewa Trce Converse, TX	4.0	2.5	2205	$1,800	$0.82	23d	1	1.14mi
10930 Juliette Pass Converse, TX	4.0	2.5	2205	$1,850	$0.84	2d	1	1.16mi
2815 Armaan WAY Converse, TX	3.0	2.5	1401	$1,495	$1.07	1d	1	1.25mi
2943 Forsyth Cyn Converse, TX	4.0	2.5	2203	$1,795	$0.81	23d	1	1.27mi
10819 Juliette Pass Converse, TX	4.0	2.5	2204	$1,745	$0.79	43d	1	1.27mi
2934 Jackson Smt Converse, TX	4.0	2.5	2204	$2,070	$0.94	43d	1	1.29mi
2942 Jackson Smt Converse, TX	4.0	2.5	2204	$1,745	$0.79	43d	1	1.29mi
3026 Jackson Smt Converse, TX	4.0	2.5	2204	$1,745	$0.79	43d	1	1.30mi
3130 Jackson Smt Converse, TX	3.0	2.5	1428	$1,885	$1.32	4d	1	1.32mi
3055 Jackson Smt Converse, TX	3.0	2.0	1525	$1,595	$1.05	43d	1	1.33mi
3158 Jackson Smt Converse, TX	4.0	2.5	2205	$1,895	$0.86	2d	1	1.34mi
3318 Carducci Dr Converse, TX	3.0	2.0	1276	$1,800	$1.41	43d	1	1.35mi
10803 Prusiner Dr Converse, TX	3.0	2.0	1440	$1,476	$1.02	21d	1	1.39mi
10803 Prusiner Dr Converse, TX	3.0	2.0	1450	$1,410	$0.97	23d	1	1.39mi
10690 Pablo Way Converse, TX	3.0	2.0	1207	$1,650	$1.37	43d	1	1.41mi
2802 Stigler Dr Converse, TX	4.0	2.0	1627	$1,495	$0.92	4d	1	1.43mi
10547 McClintock Dr Converse, TX	4.0	2.5	1949	$1,900	$0.97	23d	1	1.45mi
4150 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,750	$1.09	4d	1	1.47mi
10754 Francisco Way Converse, TX	3.0	2.0	1971	$1,875	$0.95	23d	1	1.47mi
2906 Millikan Dr Converse, TX	4.0	2.0	1627	$1,525	$0.94	12d	1	1.47mi

HOA detail

• Monthly dues: $69 · $828/yr

Listing history 10 events

1. 2026-05-31
   status $171,999 Pending 73 DOM
2. 2026-05-16
   price $171,999 320-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.

3. 2026-03-25
   price $191,999 320-char remark

   Show marketing remark (578 chars)

   The Timms- This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

4. 2026-03-25
   price $191,999 578-char remark

   Show marketing remark (578 chars)

   The Timms- This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

5. 2026-03-24
   price $184,999 320-char remark

   Show marketing remark (578 chars)

   The Timms- This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

6. 2026-03-24
   price $184,999 578-char remark

   Show marketing remark (578 chars)

   The Timms- This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

7. 2026-03-22
   price $182,999 320-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.

8. 2026-03-18
   listed $181,999 New 578-char remark

   Show marketing remark (578 chars)

   The Timms- This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

9. 2026-03-11
   price $181,999 320-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.

10. 2026-03-10
    listed $191,999 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: $22,675
• − Mortgage interest: −$9,635
• − Property taxes: −$2,580
• − Insurance: −$860
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − HOA: −$828
• − Depreciation: −$5,004
• Taxable income: $141
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $2,788/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

Excellent 95/100 None rehab

This modern single-story home is move-in ready with excellent condition and no visible repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Updating the flooring in the bathrooms — Modernizes the bathrooms and improves both resale and rental value.
• Both Adding smart home features — Improves convenience and can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Updating the flooring in the bathrooms — Modernizes the bathrooms and improves both resale and rental value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental 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

• 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

-10.4% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $171,999 Zillow
• 2026-03-25 Price Changed $191,999 Zillow
• 2026-03-25 Price Changed $191,999 LERA
• 2026-03-24 Price Changed $184,999 Zillow
• 2026-03-24 Price Changed $184,999 LERA
• 2026-03-22 Price Changed $182,999 Zillow
• 2026-03-18 Listed $181,999 LERA
• 2026-03-11 Price Changed $181,999 Zillow
• 2026-03-10 Listed $191,999 Zillow