Why are Converse cap rates so much higher than Schertz?

Converse trades school-rating prestige for raw yield. Judson ISD ratings are mid-tier, which softens family-tenant demand slightly — but the price difference more than makes up for it. Investors focused on cash flow over appreciation choose Converse.

Is Section 8 demand strong in Converse?

Yes — Converse is one of the better Section 8 submarkets in north San Antonio. Many landlords run a mix of military and Section 8 to maximize occupancy across PCS cycles.

What's the typical tenant profile?

Roughly 50% active-duty or DOD-affiliated military, 30% local workforce (healthcare, logistics, retail), and 20% Section 8 / voucher families. All three pools are deep and replenishing.

How do property taxes compare?

Converse city-limit properties run a ~2.6% effective tax rate; unincorporated 78233 parcels run ~2.3%. We flag tax rate on every deal we send so you can compare apples to apples.

Texas Cash-Flow Real Estate — San Antonio, Austin, Houston & Dallas-Fort Worth

CashFlowList.com is a Texas-based real estate service helping investors buy and sell cash-flowing properties — small commercial assets, multi-unit rentals, self-storage, RV parks, warehouses, and flex industrial space. Curated by Cosmin, a licensed Texas REALTOR® with Leverage Realty Consulting Group, LLC (TREC ID 849332-SA).

Markets We Serve

San Antonio — Affordable entry, strong rents, ~8.2% average cap rate. Military-anchored demand and steady appreciation make San Antonio the top metro for first-time cash-flow investors.

Austin — Tech-driven appreciation, ~6.4% average cap rate. Suburban Austin (Pflugerville, Round Rock, Kyle) delivers cash flow plus long-term upside.

Houston — Largest rental market in Texas, ~7.6% average cap rate. Energy, medical, and port economies fuel deep, diversified rental demand.

Dallas-Fort Worth — Job growth and new builds, ~7.1% average cap rate. Corporate relocations and suburban growth create strong tenant demand and resale liquidity.

Why Investors Choose CashFlowList.com

Investor-first underwriting on every deal

Focus on cash-flowing commercial and multi-unit assets

End-to-end deal execution from sourcing to close

Access to investor-grade opportunities across Texas

True passive income — properties underwritten for positive cash flow from day one

Texas-only edge: no state income tax, landlord-friendly laws, top US population growth

Frequently Asked Questions

What cap rate should I expect on a Texas cash-flow property?

Across the markets we serve, well-underwritten rentals generally cap between 6.5% and 9% depending on market, asset class, and condition. San Antonio and Houston tend to lead on cap rate; Austin trades cash flow for stronger appreciation.

Can I invest in Texas real estate if I live out of state?

Yes. We work with out-of-state buyers — primarily from California, New York, and Florida — through TREC-compliant representation. Property tours, inspections, and closing logistics are coordinated on your behalf via written buyer representation agreements.

How is financing typically structured for investment properties?

Investor clients commonly use 20–25% down conventional investment loans, DSCR loans (qualified on the property's projected rent rather than personal income), or cash with a delayed-financing refinance. We can introduce you to independent lenders experienced with Texas investment and commercial deals.

Do you help sellers as well as buyers?

Yes. Through Leverage Realty Consulting Group, LLC — which specializes in commercial and investment-grade real estate — we represent owners of Texas rentals, multifamily, and commercial assets. Listings are marketed to obtain the best price and terms for the seller.

How is the weekly cash-flow list curated?

Every property is hand-screened against our underwriting model: positive cash flow at current rates, realistic rent comps, healthy CapEx reserves, and a clear exit. You only see deals that pass.

CashFlowList.com Get the Deal List

Converse · San Antonio, Texas

Converse TX — Military Tenants, Sub-$250K Entry, 8%+ Caps.

Five minutes from JBSA-Randolph's main gate, Converse is the highest-yielding family-tenant submarket in San Antonio's northeast corridor.

Hand-screened Converse cash-flow deals
Cap rate, rent comps, ARV included
On-the-ground TREC-licensed agent
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Why investors buy Converse rentals

Converse (ZIPs 78109 and 78233) is the workhorse of north-east San Antonio rental investing. Entry prices stay under $250K for solid single-family rentals while rents are pinned to JBSA-Randolph's BAH schedule, producing reliable rent-to-price ratios.

The proximity to Randolph AFB anchors a permanent renter base — military tenants treat BAH-backed leases as standard, payments are direct-deposit, and PCS cycles produce predictable turnover windows. Combined with growing Judson ISD enrollment and Loop 1604 commercial expansion, Converse hits the highest cap rates in north San Antonio without touching the South Side.

Median entry: ~$235K
Avg cap rate: 8.0%
Avg SFR rent: $1,825

What drives Converse rental demand

Underwriting any rental starts with the tenant pool. Here's what anchors Converse's.

JBSA-Randolph AFB (5 min)

Loop 1604 / I-35 retail corridor

Judson ISD

Rolling Oaks Mall employment node

Northeast Methodist Hospital

ZIPs we source in

78109 78233 78244

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Hand-screened, fully underwritten cash-flow rentals — emailed every Thursday.

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