13546 Lily · St. Hedwig, TX 78152

$206,250

4 bd · 2.5 ba · 1,678 sqft · SingleFamily public records · 54 Days on market

Built 2021 Good condition 4,791 sqft lot Est $280k · 26% under $38/mo HOA · 2% of rent

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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 +16.0/30.0
• ARV discount +15.0/15.0
• Appreciation +5.6/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0

Listing remarks

Beautiful 4 bedroom 2.5 baths located in Abbot Place. Open concept; primary bedroom and bathroom on the main floor. Family room upstairs with remaining 3 bedrooms and full bath. Kitchen has gas cooking, microwave, dishwasher, an eating area and granite countertops. Abbott Place offers amenities including a community pool, park and playground. Located close to major roads and is close to Randolph Air Force Base, Fort Sam Houston and Lackland Air Force Base. Close to shopping, dining and entertainment. This property may qualify for Seller Financing (Vendee).

Key facts

• Open concept
• Community pool
• Gas cooking

Tags

• OPEN CONCEPT
• GAS COOKING
• GRANITE COUNTERTOPS
• COMMUNITY POOL
• CLOSE TO MAJOR ROADS
• CLOSE TO SHOPPING

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; HOA fee $450 annually; Association transfer fee $395; Community amenities include pool and park/playground; Subdivision: Abbott Place

Exterior

• Parking: 2-car garage
• Utilities: City water/sewer
• Home design: Pre-owned; Approximate age: 5 years
• Construction: Brick and cement fiber exterior; Composition roof; Slab foundation
• Exterior features: Pool (community); Park/playground (community)

Interior

• Kitchen: Island kitchen; Eat-in kitchen; Breakfast bar; Gas stove/range
• Bedrooms: Master bedroom on lower level (11 x 12); Bedroom 2 (9 x 10); Bedroom 3 (9 x 10); Bedroom 4 (9 x 10)
• Flooring: Carpeting; Laminate flooring
• Bathrooms: Two full bathrooms and one half bathroom; Master bath with shower only (6 x 10)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Two living areas; Open floor plan; Eat-in kitchen with island and breakfast bar; Utility room inside; Laundry on main level; Smoke alarm; Gas water heater; Gas cooking / stove-range
• Laundry & utility: Washer connection; Dryer connection; Utility room (5 x 6); Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $206k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (7.8% below list).
• Recommended offer: $190k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.0% in St. Hedwig — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Schertz-Cibolo-U City ISD (suburban): math 49% / reading 48% proficiency, ranked #152 of 826 in TX (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Watts El (math 44% / reading 44%, grade F, #1,243 of 4,322 statewide, top 29%, 593 students, 44% FRL); Samuel Clemens H S (math 45% / reading 60%, grade C-, #444 of 1,632 statewide, top 27%, 2,544 students, 30% FRL).
• Market conditions: Rents soft (-0.9%/yr); 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.2% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($200k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,200 (7.8% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $280,226
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5250 Winding Strm	0.11mi	3/2.5 (-1)	1,608 (-4%)	12mo	$262,000	$163	73
5506 Daniel Way	0.10mi	3/2.0 (-1)	1,500 (-11%)	5mo	$189,500	$126	66
13406 Flower Pond	0.35mi	3/2.0 (-1)	1,664 (-1%)	11mo	$240,000	$144	66
5433 Shasta Pl	0.13mi	3/2.0 (-1)	1,556 (-7%)	11mo	$279,990	$180	66
5736 E FM 1518	0.32mi	3/1.5 (-1)	1,611 (-4%)	9mo	$190,000	$118	62
5211 Hunters Park	0.46mi	3/2.0 (-1)	1,687 (+0%)	12mo	$334,990	$199	61
4938 Oxbow	0.38mi	3/2.0 (-1)	1,887 (+12%)	6mo	$315,000	$167	49
4907 Oxbow Bnd	0.46mi	3/2.0 (-1)	1,842 (+10%)	11mo	$310,000	$168	46
5607 Basil Chase	0.40mi	3/2.0 (-1)	1,458 (-13%)	12mo	$262,450	$180	42
13030 Rosemary Cv	0.52mi	4/3.0	1,929 (+15%)	13mo	$275,000	$143	38
13131 Savory Pl	0.60mi	3/2.0 (-1)	1,485 (-12%)	11mo	$289,990	$195	36
13018 Thyme Way	0.54mi	3/2.0 (-1)	1,458 (-13%)	12mo	$235,000	$161	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.24% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.13×
• Total profit: $7,357
• Equity at exit: $73,041

10-year hold

• IRR: 5.2%
• Equity multiple: 1.61×
• Total profit: $35,208
• Equity at exit: $99,132

Cash invested: $57,750 (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 78152

• Home prices YoY: 0.4%
• Rents YoY: -0.9%
• Active inventory: 158
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$1,082
• Tax from tax record: −$194 /mo · $2,323/yr
• Insurance: −$86
• HOA: −$38
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $103

Break-even live

Break-even rent $1,771

Max offer price $206,250

Occupancy floor 90%

Sensitivity live

Price	-10% $220	-5% $162	+0% $103	+5% $45	+10% $-13
Rent	-10% $-47	-5% $28	+0% $103	+5% $179	+10% $254
Rate	-1.0pp $207	-0.5pp $156	base $103	+0.5pp $50	+1.0pp $-4

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: $51,562
• Closing costs: $6,188
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13715 Summer Lgt Saint Hedwig, TX	3.0	2.0	1401	$1,575	$1.12	4d	1	0.05mi
5602 Luna Pass Saint Hedwig, TX	3.0	2.0	1940	$2,079	$1.07	2d	1	0.12mi
5227 Dawn Break Saint Hedwig, TX	3.0	2.5	1826	$1,695	$0.93	20d	1	0.15mi
13519 Paxton Blvd Saint Hedwig, TX	4.0	2.0	1688	$1,849	$1.10	5d	1	0.15mi
5214 Winding Strm Saint Hedwig, TX	3.0	2.0	1401	$1,500	$1.07	5d	1	0.18mi
5214 Winding Strm Saint Hedwig, TX	3.0	2.0	1398	$1,500	$1.07	18d	1	0.18mi
13543 Paxton Blvd Saint Hedwig, TX	3.0	2.0	1940	$2,029	$1.05	2d	1	0.19mi
5042 Firefly Hls Saint Hedwig, TX	3.0	2.0	1105	$1,595	$1.44	24d	1	0.22mi
5135 Morning Graze Saint Hedwig, TX	3.0	2.0	1211	$1,575	$1.30	22d	1	0.23mi
13609 Paxton Blvd Saint Hedwig, TX	4.0	2.0	1688	$1,849	$1.10	24d	1	0.23mi
13505 Sunrise Mdw Saint Hedwig, TX	3.0	2.0	1111	$1,671	$1.50	5d	1	0.25mi
5006 Dawn Break Saint Hedwig, TX	3.0	2.5	1826	$1,695	$0.93	24d	1	0.28mi
13603 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1209	$1,475	$1.22	17d	1	0.29mi
13603 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1200	$1,500	$1.25	24d	1	0.29mi
5816 Zoey Way Saint Hedwig, TX	4.0	2.0	1688	$1,849	$1.10	5d	1	0.29mi
5330 Lisa Pt Converse, TX	3.0	2.5	1250	$1,450	$1.16	2d	1	0.31mi
13551 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1211	$1,550	$1.28	24d	1	0.31mi
13714 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1412	$1,645	$1.17	5d	1	0.31mi
5546 Basil Chase Converse, TX	3.0	2.0	1217	$1,829	$1.50	4d	1	0.37mi
5510 Basil Chase St Hedwig, TX	3.0	2.0	1217	$1,625	$1.34	18d	1	0.42mi
5333 Basil Chase Converse, TX	3.0	2.0	1474	$1,680	$1.14	15d	1	0.51mi
13014 Rosemary Cv Saint Hedwig, TX	3.0	2.0	1479	$1,800	$1.22	24d	1	0.57mi
13111 Bay Point Way Saint Hedwig, TX	3.0	2.0	1642	$1,595	$0.97	24d	1	0.58mi
13003 Rosemary Cv Converse, TX	4.0	3.0	1910	$1,726	$0.90	12d	1	0.61mi
13302 Savory Pl Converse, TX	3.0	2.0	1217	$1,499	$1.23	13d	1	0.62mi
4614 Heathers Cross Saint Hedwig, TX	3.0	2.0	1770	$1,850	$1.05	24d	1	0.64mi
4522 Heathers Cross Saint Hedwig, TX	3.0	2.0	1652	$1,900	$1.15	17d	1	0.65mi
13039 Heathers Sun Saint Hedwig, TX	4.0	2.5	2216	$1,895	$0.86	24d	1	0.71mi
13023 Heathers Elm Saint Hedwig, TX	3.0	2.0	1234	$1,500	$1.22	2d	1	0.77mi
12922 Sage Turn Saint Hedwig, TX	4.0	2.0	1667	$1,597	$0.96	24d	1	0.84mi
5424 Thyme Cor Saint Hedwig, TX	4.0	2.0	1667	$1,450	$0.87	21d	1	0.85mi
12811 Sage Turn Converse, TX	4.0	3.0	1914	$1,800	$0.94	24d	1	0.87mi
4241 Fort Palmer Blvd Saint Hedwig, TX	3.0	2.5	1858	$1,880	$1.01	3d	1	0.99mi
13014 Candace Way Converse, TX	3.0	2.5	1553	$1,675	$1.08	5d	1	1.01mi
13038 Candace Way Converse, TX	3.0	2.5	1689	$1,675	$0.99	5d	1	1.03mi
13019 Lineberry Ln Saint Hedwig, TX	3.0	2.0	1689	$1,638	$0.97	15d	1	1.03mi
13112 Candace Way Saint Hedwig, TX	4.0	2.5	1903	$1,750	$0.92	5d	1	1.07mi
13117 Candace Way Converse, TX	4.0	2.5	1903	$1,800	$0.95	5d	1	1.08mi
4211 Asher Aly Saint Hedwig, TX	3.0	2.0	1248	$1,438	$1.15	4d	1	1.09mi
3909 Asher Aly Saint Hedwig, TX	3.0–4.0	2.0–2.5	1575	$1,670	$1.06	2d	1	1.10mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: gaspool

Listing history 4 events

1. 2026-06-02
   status $206,250 Pending 54 DOM
2. 2026-06-01
   days on market $206,250 Active 54 DOM
3. 2026-05-31
   days on market $206,250 Active 53 DOM
4. 2026-04-08
   listed $206,250 New

ⓘ 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: $2,323 · $194/mo
• Projected year-2 tax: $3,774 · $315/mo
• Expected delta: +$1,451/yr (+$121/mo · 62.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 19 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

Taxation est. · year 1

• Rental income: $22,824
• − Mortgage interest: −$11,553
• − Property taxes: −$2,323
• − Insurance: −$1,031
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − HOA: −$456
• − Depreciation: −$6,000
• Taxable loss: −$2,191
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $1,767/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 home is in good condition with a good condition score of 80. It is move-in ready with minor cosmetic updates that would significantly increase its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace light fixtures — Improves aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace light fixtures — Improves aesthetics and energy efficiency ↑

ⓘ 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: Schertz-Cibolo-U City ISD
• NCES district ID: 4839480
• Math proficiency: 49% ▼ -12.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $75,790
• Composite: 44.02/100
• National rank: #2886
• State rank: #152 of 826 in TX

Livability — St. Hedwig

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Bexar County · 1,990,555 people
• City population: 3,958
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 4,521
• Household income: $123,981
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 27.0

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 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 31% Two or more races 21% Black 4%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Romanian 17% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 10% Tagalog/Filipino 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: ▲ 1.24%
• Current HPI: 328.7859
• Rent YoY: ▼ -0.90%
• 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

1 event — show timeline

• 2026-04-08 Listed $206,250 LERA

Property tax history

-28.1%/yr

Latest (2025): $2,323 · -57.6% YoY. Source: county tax records.