12831 Kathleen St · St. Hedwig, TX 78152

$195,000

3 bd · 2.0 ba · 1,213 sqft · SingleFamily · 69 Days on market

Built 2025 Good condition 4,791 sqft lot $161/sqft · at area comps Est $196k · at est. $17/mo HOA · 1% of rent

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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 +16.8/30.0
• ARV discount +7.7/15.0
• Appreciation +5.6/10.0
• DSCR +5.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.9/10.0

Listing remarks MLS

*Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. * The Brower - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas. Prices and features may vary and are subject to change.

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $125 ($2k/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 $164k (16.1% below list).
• Recommended offer: $164k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.1% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• 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 (-0.9%/yr); 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent is only 16% of the median local income ($124k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.2% appreciation + 0.0% rent growth), your $55k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Recommended offer $163,700 (16.1% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 16% 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. 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: 0.84% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (median comp): $195,920
• List price: $195,000
• Delta: -0.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3833 Ivy Path	0.22mi	3/2.0	1,237 (+2%)	10mo	$225,000	$182	78
13011 Kathleen	0.21mi	3/2.0	1,235 (+2%)	14mo	$239,990	$194	76
12935 Deep Eddy	0.29mi	3/2.0	1,125 (-7%)	2mo	$183,700	$163	73
12930 Deep Eddy	0.31mi	3/2.0	1,300 (+7%)	8mo	$227,800	$175	67
12915 Cicely Ct	0.37mi	3/2.0	1,339 (+10%)	1mo	$209,900	$157	65
3534 Jacobs Wl	0.16mi	3/2.0	1,354 (+12%)	13mo	$199,559	$147	62
3618 Jacobs Wl	0.17mi	3/2.0	1,354 (+12%)	14mo	$196,079	$145	62
3526 Jacobs Wl	0.17mi	3/2.0	1,380 (+14%)	12mo	$179,499	$130	59
3614 Jacobs Wl	0.17mi	3/2.0	1,380 (+14%)	13mo	$206,499	$150	59
12815 Ratcliff Lk	0.17mi	3/2.0	1,380 (+14%)	14mo	$167,692	$122	58
13104 Hancock Pool	0.18mi	3/2.0	1,380 (+14%)	13mo	$166,499	$121	58
4506 Heathers Rose	0.69mi	3/2.0	1,234 (+2%)	14mo	$228,900	$185	53

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: 3.3%
• Equity multiple: 1.17×
• Total profit: $9,076
• Equity at exit: $69,057

10-year hold

• IRR: 6.0%
• Equity multiple: 1.71×
• Total profit: $38,811
• Equity at exit: $93,724

Cash invested: $54,600 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$81
• HOA: −$17
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $125

Break-even live

Break-even rent $1,478

Max offer price $195,000

Occupancy floor 87%

Sensitivity live

Price	-10% $236	-5% $180	+0% $125	+5% $70	+10% $15
Rent	-10% $-4	-5% $61	+0% $125	+5% $190	+10% $255
Rate	-1.0pp $223	-0.5pp $175	base $125	+0.5pp $75	+1.0pp $23

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12932 Lake Fryer Converse, TX	3.0	2.0	1230	$1,200	$0.98	5d	1	0.06mi
3923 Ivy Path Saint Hedwig, TX	3.0	2.0	1445	$1,600	$1.11	25d	1	0.16mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	23d	1	0.21mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	25d	1	0.21mi
13015 Red Elks Lks Saint Hedwig, TX	3.0	2.0	1445	$1,650	$1.14	4d	1	0.22mi
3414 Jacobs Wls Saint Hedwig, TX	3.0	2.0	1450	$1,325	$0.91	6d	1	0.23mi
3921 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,595	$1.19	12d	1	0.26mi
3925 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	45d	1	0.26mi
3933 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	25d	1	0.27mi
3815 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	45d	1	0.27mi
3937 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	45d	1	0.27mi
3909 Asher Aly Saint Hedwig, TX	3.0–4.0	2.0–2.5	1575	$1,399	$0.89	0d	1	0.28mi
3932 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	25d	1	0.29mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	23d	1	0.30mi
4211 Asher Aly Saint Hedwig, TX	3.0	2.0	1248	$1,438	$1.15	5d	1	0.34mi
12942 Deep Eddy Saint Hedwig, TX	3.0	2.0	1129	$1,495	$1.32	45d	1	0.34mi
13023 Heathers Elm Saint Hedwig, TX	3.0	2.0	1234	$1,500	$1.22	3d	1	0.60mi
4918 Valenzuela Converse, TX	3.0–4.0	2.0–2.5	1719	$1,699	$0.99	0d	82	0.85mi
4522 Meerkat Converse, TX	3.0	2.0	1489	$1,750	$1.18	12d	1	0.85mi
13302 Savory Pl Converse, TX	3.0	2.0	1217	$1,499	$1.23	14d	1	1.03mi
13014 Rosemary Cv Saint Hedwig, TX	3.0	2.0	1479	$1,800	$1.22	25d	1	1.07mi
5333 Basil Chase Converse, TX	3.0	2.0	1474	$1,680	$1.14	16d	1	1.09mi
5510 Basil Chase St Hedwig, TX	3.0	2.0	1217	$1,625	$1.34	19d	1	1.13mi
13505 Sunrise Mdw Saint Hedwig, TX	3.0	2.0	1111	$1,591	$1.43	0d	1	1.15mi
5135 Morning Graze Saint Hedwig, TX	3.0	2.0	1211	$1,575	$1.30	23d	1	1.15mi
13551 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1211	$1,550	$1.28	25d	1	1.18mi
5330 Lisa Pt Apt 102 St Hedwig, TX	3.0	2.5	1250	$1,400	$1.12	0d	1	1.21mi
5330 Lisa Pt Converse, TX	3.0	2.5	1250	$1,450	$1.16	0d	1	1.21mi
5546 Basil Chase Converse, TX	3.0	2.0	1217	$1,829	$1.50	4d	1	1.21mi
13603 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1200	$1,500	$1.25	25d	1	1.22mi
13603 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1209	$1,475	$1.22	18d	1	1.22mi
5214 Winding Strm Saint Hedwig, TX	3.0	2.0	1401	$1,500	$1.07	6d	1	1.23mi
5214 Winding Strm Saint Hedwig, TX	3.0	2.0	1398	$1,500	$1.07	19d	1	1.23mi
13714 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1412	$1,745	$1.24	0d	1	1.27mi
5042 Firefly Hls Saint Hedwig, TX	3.0	2.0	1105	$1,595	$1.44	25d	1	1.33mi
13715 Summer Lgt Saint Hedwig, TX	3.0	2.0	1401	$1,645	$1.17	0d	1	1.33mi
12135 Floral Blossom Converse, TX	2.0	2.5	1015	$1,250	$1.23	0d	1	1.38mi
4906 Winecup Cv Converse, TX	3.0	2.5	1189	$1,350	$1.14	25d	1	1.38mi
11938 Spiderwort Rdg Converse, TX	3.0	2.5	1189	$1,600	$1.35	6d	1	1.39mi
4949 Winecup Cv Converse, TX	3.0	2.5	1360	$1,475	$1.08	0d	1	1.40mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 15 events

1. 2026-06-21
   days on market $195,000 Active 69 DOM
2. 2026-06-18
   days on market $195,000 Active 66 DOM
3. 2026-06-17
   days on market $195,000 Active 65 DOM
4. 2026-06-16
   days on market $195,000 Active 64 DOM
5. 2026-06-15
   days on market $195,000 Active 63 DOM
6. 2026-06-13
   days on market $195,000 Active 61 DOM
7. 2026-06-09
   days on market $195,000 Active 57 DOM
8. 2026-06-08
   days on market $195,000 Active 56 DOM
9. 2026-06-07
   days on market $195,000 Active 55 DOM
10. 2026-06-04
    days on market $195,000 Active 52 DOM
11. 2026-06-03
    days on market $195,000 Active 51 DOM
12. 2026-06-02
    statusdays on market $195,000 Active 50 DOM
13. 2026-06-01
    days on market $195,000 Price Change 49 DOM
14. 2026-05-31
    days on market $195,000 Price Change 48 DOM
15. 2026-04-13
    listed $210,000 New 519-char remark

    Show marketing remark (519 chars)

    *Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. * The Brower - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas. Prices and features may vary and are subject to change.

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$3,003/yr (+$250/mo · 530.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,644
• − Mortgage interest: −$10,923
• − Property taxes: −$566
• − Insurance: −$975
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − HOA: −$204
• − Depreciation: −$5,673
• Taxable loss: −$1,840
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $1,944/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-level home features a spacious open floorplan and modern amenities, making it a great investment opportunity.

Value-add opportunities

• Both install smart home devices — enhances convenience and energy efficiency
• Both add smart thermostat — improves energy efficiency and comfort
• Both install smart locks — enhances security and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both install smart home devices — enhances convenience and energy efficiency ↑
• Both add smart thermostat — improves energy efficiency and comfort ↑
• Both install smart locks — enhances security and convenience ↑

ⓘ 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 — 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

• 2026-04-13 Listed $210,000 LERA

Property tax history

+17.1%/yr

Latest (2025): $566 · +17.1% YoY. Source: county tax records.