4810 Heathers Cross · St. Hedwig, TX 78152

$252,500

3 bd · 2.5 ba · 1,994 sqft · SingleFamily public records · 184 Days on market

Built 2021 6,141 sqft lot Est $363k · 30% under $21/mo HOA · 1% of rent ↓ 13% 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).

• ARV discount +15.0/15.0
• Cash flow +8.7/30.0
• Appreciation +5.6/10.0
• Schools +4.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.3/10.0
• Rent growth +2.3/5.0

Listing remarks

Spacious two story home with 3 bedrooms, 2.5 bath, office and game room. Open floorplan living room. Island kitchen with stainless steel appliances: stove, microwave, dishwasher and disposal. Office with French doors. Upstairs bedrooms with game room. Primary bedroom with full bath and walk-in closet. Nice size secondary bedrooms. Covered patio in privacy fenced backyard. Two car attached garage. Easy access to IH-35 and Loop 1604. Near Randolph Air Force Base and Fort Sam Houston. Minutes to shops and restaurants. 3.25 VA int rate can be assumed

Key facts

• Island kitchen
• Easy access to ih-35
• Covered patio

Tags

• ISLAND KITCHEN
• STAINLESS STEEL APPLIANCES
• COVERED PATIO
• PRIVACY FENCED BACKYARD
• EASY ACCESS TO IH-35
• NEAR RANDOLPH AIR FORCE BASE

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Mandatory HOA; HOA dues $250 annually; Association transfer fee $250

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water system; Public sewer system
• Home design: Pre-owned single-family home; Built by Rausch Coleman Homes (approx. 5 years old); Cement fiber exterior; Composition roof; Slab foundation; Subdivision: HEATHERS PLACE / ASHER PLACE
• Construction: Cement fiber exterior; Composition roof; Slab foundation; Approximately 5 years old; Pre-owned
• Exterior features: Privacy fence; Paved street with curbs and sidewalks

Interior

• Kitchen: Stove / range; Dishwasher; Eat-in kitchen
• Bedrooms: Master bedroom on upper level (15 x 14); Bedroom 2 (12 x 10); Bedroom 3 (11 x 10)
• Flooring: Carpeting; Linoleum flooring
• Bathrooms: Three total bathrooms (2 full, 1 half); Master bath with tub/shower combination (9 x 8)
• Heating & cooling: Central heating (electric); Central air conditioning (1 unit)
• Interior features: Open floor plan; Two living areas; Eat-in kitchen; Study / library; Game room; Utility room inside; Cable TV available; High speed internet; Some window coverings remain; Disposal
• Laundry & utility: Washer connection; Dryer connection; Utility room (8 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $252k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (27.4% below list).
• Recommended offer: $183k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 D — 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.
• Market conditions: Rents soft (-0.9%/yr); 155 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 18% 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 $5k of equity ($2k 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 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($222k) 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,413 (27.4% 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 184 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $362,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13222 Hagerd	0.25mi	3/2.5	2,133 (+7%)	3mo	$289,000	$135	74
4538 Heathers Rose	0.11mi	4/2.5 (+1)	2,216 (+11%)	1mo	$275,000	$124	71
12928 Cicely Ct	0.43mi	4/2.5 (+1)	1,903 (-5%)	2mo	$234,900	$123	66
13008 Lineberry Ln	0.48mi	4/2.5 (+1)	1,903 (-5%)	3mo	$234,900	$123	63
5016 Rancagua	0.72mi	3/2.5	2,037 (+2%)	4mo	$337,500	$166	60
13027 Dolomar Pkwy	0.31mi	3/2.5	1,700 (-15%)	3mo	$224,347	$132	58
12646 Olozaga	0.62mi	4/2.0 (+1)	1,901 (-5%)	1mo	$345,500	$182	56
12711 El Arrayan	0.64mi	4/2.0 (+1)	1,901 (-5%)	0mo	$345,500	$182	55
5019 Royal Mile	0.72mi	4/2.0 (+1)	1,901 (-5%)	2mo	$347,000	$183	50
5012 Rancagua	0.73mi	4/2.0 (+1)	1,901 (-5%)	3mo	$351,500	$185	49
12668 Olozaga	0.62mi	4/2.0 (+1)	1,703 (-15%)	1mo	$333,000	$196	39
5024 Rancagua	0.73mi	4/2.0 (+1)	1,703 (-15%)	1mo	$333,000	$196	34

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: -3.1%
• Equity multiple: 0.84×
• Total profit: $-11,132
• Equity at exit: $89,419

10-year hold

• IRR: 0.4%
• Equity multiple: 1.05×
• Total profit: $3,258
• Equity at exit: $121,361

Cash invested: $70,700 (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: 155
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,834 high
• Mortgage (P&I): −$1,324
• Tax from tax record: −$210 /mo · $2,523/yr
• Insurance: −$105
• HOA: −$21
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-212

Break-even live

Break-even rent $2,102

Max offer price $215,109

Occupancy floor —

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: $63,125
• Closing costs: $7,575
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13039 Heathers Sun Saint Hedwig, TX	4.0	2.5	2216	$1,895	$0.86	24d	1	0.08mi
4614 Heathers Cross Saint Hedwig, TX	3.0	2.0	1770	$1,850	$1.05	24d	1	0.12mi
4522 Heathers Cross Saint Hedwig, TX	3.0	2.0	1652	$1,900	$1.15	16d	1	0.17mi
13111 Bay Point Way Saint Hedwig, TX	3.0	2.0	1642	$1,595	$0.97	24d	1	0.23mi
13311 Badlands Bnd Saint Hedwig, TX	4.0	2.5	2471	$2,250	$0.91	11d	1	0.24mi
13023 Heathers Elm Saint Hedwig, TX	3.0	2.0	1234	$1,500	$1.22	2d	1	0.24mi
13014 Rosemary Cv Saint Hedwig, TX	3.0	2.0	1479	$1,800	$1.22	24d	1	0.33mi
5333 Basil Chase Converse, TX	3.0	2.0	1474	$1,680	$1.14	15d	1	0.33mi
13003 Rosemary Cv Converse, TX	4.0	3.0	1910	$1,726	$0.90	11d	1	0.35mi
13014 Candace Way Converse, TX	3.0	2.5	1553	$1,675	$1.08	4d	1	0.37mi
4241 Fort Palmer Blvd Saint Hedwig, TX	3.0	2.5	1858	$1,880	$1.01	2d	1	0.38mi
13038 Candace Way Converse, TX	3.0	2.5	1689	$1,675	$0.99	4d	1	0.39mi
13112 Candace Way Saint Hedwig, TX	4.0	2.5	1903	$1,750	$0.92	4d	1	0.43mi
5330 Lisa Pt Converse, TX	3.0	2.5	1250	$1,450	$1.16	1d	1	0.43mi
13019 Lineberry Ln Saint Hedwig, TX	3.0	2.0	1689	$1,638	$0.97	15d	1	0.43mi
13117 Candace Way Converse, TX	4.0	2.5	1903	$1,800	$0.95	4d	1	0.44mi
4211 Asher Aly Saint Hedwig, TX	3.0	2.0	1248	$1,438	$1.15	3d	1	0.46mi
5424 Thyme Cor Saint Hedwig, TX	4.0	2.0	1667	$1,450	$0.87	20d	1	0.47mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	22d	1	0.49mi
3932 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	24d	1	0.49mi
12811 Sage Turn Converse, TX	4.0	3.0	1914	$1,800	$0.94	24d	1	0.51mi
12922 Sage Turn Saint Hedwig, TX	4.0	2.0	1667	$1,597	$0.96	24d	1	0.51mi
3937 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	43d	1	0.52mi
3933 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	24d	1	0.52mi
3925 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	43d	1	0.52mi
3921 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,595	$1.19	11d	1	0.52mi
3909 Asher Aly Saint Hedwig, TX	3.0–4.0	2.0–2.5	1575	$1,399	$0.89	1d	1	0.54mi
4018 Fallow Xing Saint Hedwig, TX	4.0	2.5	2316	$2,050	$0.89	22d	1	0.54mi
5214 Winding Strm Saint Hedwig, TX	3.0	2.0	1398	$1,500	$1.07	17d	1	0.56mi
5214 Winding Strm Saint Hedwig, TX	3.0	2.0	1401	$1,500	$1.07	4d	1	0.56mi
5602 Daniel Way Saint Hedwig, TX	4.0	2.5	2445	$1,995	$0.82	11d	1	0.56mi
5602 Daniel Way Saint Hedwig, TX	4.0	2.5	2445	$1,995	$0.82	24d	1	0.56mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	22d	1	0.57mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	24d	1	0.57mi
5227 Dawn Break Saint Hedwig, TX	3.0	2.5	1826	$1,695	$0.93	20d	1	0.58mi
3815 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	43d	1	0.58mi
13015 Red Elks Lks Saint Hedwig, TX	3.0	2.0	1445	$1,650	$1.14	2d	1	0.59mi
13715 Summer Lgt Saint Hedwig, TX	3.0	2.0	1401	$1,575	$1.12	3d	1	0.61mi
3923 Ivy Path Saint Hedwig, TX	3.0	2.0	1445	$1,600	$1.11	24d	1	0.62mi
5006 Dawn Break Saint Hedwig, TX	3.0	2.5	1826	$1,695	$0.93	24d	1	0.65mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 21 events

1. 2026-06-18
   days on market $252,500 Active 184 DOM
2. 2026-06-17
   days on market $252,500 Active 183 DOM
3. 2026-06-16
   days on market $252,500 Active 182 DOM
4. 2026-06-13
   days on market $252,500 Active 179 DOM
5. 2026-06-13
   days on market $252,500 Active 178 DOM
6. 2026-06-09
   days on market $252,500 Active 175 DOM
7. 2026-06-08
   days on market $252,500 Active 174 DOM
8. 2026-06-07
   days on market $252,500 Active 173 DOM
9. 2026-06-04
   days on market $252,500 Active 170 DOM
10. 2026-06-03
    days on market $252,500 Active 169 DOM
11. 2026-06-02
    days on market $252,500 Active 168 DOM
12. 2026-06-01
    days on market $252,500 Active 167 DOM
13. 2026-05-31
    days on market $252,500 Active 166 DOM
14. 2026-05-17
    price $252,500
15. 2026-04-16
    price $255,000
16. 2026-04-03
    price $257,500
17. 2026-03-18
    price $260,000
18. 2026-03-10
    price $269,500
19. 2026-01-08
    price $279,500
20. 2025-12-17
    price $285,000
21. 2025-12-16
    listed $289,000 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: $2,523 · $210/mo
• Projected year-2 tax: $4,621 · $385/mo
• Expected delta: +$2,097/yr (+$175/mo · 83.1%)

ⓘ 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 7 d/yr ≥109°F today · 22 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: $22,010
• − Mortgage interest: −$14,144
• − Property taxes: −$2,523
• − Insurance: −$1,262
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − HOA: −$252
• − Depreciation: −$7,345
• Taxable loss: −$7,039
• Est. tax savings @ 24.0%: +$1,689
• After-tax cash flow: $-851/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.

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

-12.6% since first listed

8 events — show timeline

• 2026-05-17 Price Changed $252,500 LERA
• 2026-04-16 Price Changed $255,000 LERA
• 2026-04-03 Price Changed $257,500 LERA
• 2026-03-18 Price Changed $260,000 LERA
• 2026-03-10 Price Changed $269,500 LERA
• 2026-01-08 Price Changed $279,500 LERA
• 2025-12-17 Price Changed $285,000 LERA
• 2025-12-16 Listed $289,000 LERA

Property tax history

-29.1%/yr

Latest (2025): $2,523 · -57.4% YoY. Source: county tax records.