12807 Kathleen St · St. Hedwig, TX 78152

$209,500

3 bd · 2.0 ba · 1,380 sqft · SingleFamily · 66 Days on market

Built 2025 4,791 sqft lot $152/sqft · 14% above area Est $183k · 14% over $17/mo HOA · 1% of rent ↓ 2% 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).

• Cash flow +14.8/30.0
• Appreciation +5.6/10.0
• DSCR +4.5/10.0
• 1% rule +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.9/10.0
• ARV discount +1.0/15.0

Listing remarks MLS

*Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Avas- 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 in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• 4,791 sq ft lot
• Built 2025
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $59 ($704/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 $166k (20.9% below list).
• Recommended offer: $166k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• 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 (-0.9%/yr); 155 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 + $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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $165,667 (20.9% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (median comp): $183,132
• List price: $209,500
• Delta: 14.40%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3526 Jacobs Wl	0.13mi	3/2.0	1,380 (0%)	12mo	$179,499	$130	84
3857 Ivy Path	0.23mi	3/2.0	1,446 (+5%)	6mo	$182,400	$126	76
12915 Cicely Ct	0.41mi	3/2.0	1,339 (-3%)	1mo	$209,900	$157	75
12930 Deep Eddy	0.27mi	3/2.0	1,300 (-6%)	8mo	$227,800	$175	71
12823 Kathleen St	0.20mi	4/2.0 (+1)	1,500 (+9%)	3mo	$176,499	$118	69
3921 Asher Aly	0.33mi	4/2.0 (+1)	1,459 (+6%)	4mo	$199,900	$137	67
3606 Jacobs Wl	0.12mi	4/2.0 (+1)	1,483 (+8%)	12mo	$218,459	$147	67
13011 Chinali Spgs	0.24mi	4/2.0 (+1)	1,500 (+9%)	3mo	$184,950	$123	67
3530 Jacobs Wl	0.13mi	4/2.0 (+1)	1,500 (+9%)	11mo	$179,899	$120	65
3610 Jacobs Wl	0.13mi	4/2.0 (+1)	1,500 (+9%)	12mo	$223,499	$149	65
3833 Ivy Path	0.25mi	3/2.0	1,237 (-10%)	10mo	$225,000	$182	63
4047 Fort Palmer Blvd	0.40mi	3/2.0	1,486 (+8%)	12mo	$235,000	$158	58

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: 1.8%
• Equity multiple: 1.09×
• Total profit: $5,215
• Equity at exit: $74,192

10-year hold

• IRR: 4.7%
• Equity multiple: 1.56×
• Total profit: $32,663
• Equity at exit: $100,694

Cash invested: $58,660 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,657 high
• Mortgage (P&I): −$1,099
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$87
• HOA: −$17
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $59

Break-even live

Break-even rent $1,582

Max offer price $209,500

Occupancy floor 91%

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: $52,375
• Closing costs: $6,285
• 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	4d	1	0.06mi
3414 Jacobs Wls Saint Hedwig, TX	3.0	2.0	1450	$1,325	$0.91	4d	1	0.16mi
3923 Ivy Path Saint Hedwig, TX	3.0	2.0	1445	$1,600	$1.11	24d	1	0.22mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	22d	1	0.27mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	24d	1	0.27mi
12942 Deep Eddy Saint Hedwig, TX	3.0	2.0	1129	$1,495	$1.32	44d	1	0.27mi
13015 Red Elks Lks Saint Hedwig, TX	3.0	2.0	1445	$1,650	$1.14	3d	1	0.29mi
3815 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	44d	1	0.31mi
3921 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,595	$1.19	11d	1	0.32mi
3909 Asher Aly Saint Hedwig, TX	3.0–4.0	2.0–2.5	1575	$1,399	$0.89	2d	1	0.32mi
3925 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	44d	1	0.33mi
3933 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	24d	1	0.33mi
3937 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	44d	1	0.34mi
3932 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	24d	1	0.36mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	22d	1	0.36mi
13019 Lineberry Ln Saint Hedwig, TX	3.0	2.0	1689	$1,638	$0.97	15d	1	0.41mi
4211 Asher Aly Saint Hedwig, TX	3.0	2.0	1248	$1,438	$1.15	4d	1	0.41mi
4241 Fort Palmer Blvd Saint Hedwig, TX	3.0	2.5	1858	$1,880	$1.01	2d	1	0.47mi
13014 Candace Way Converse, TX	3.0	2.5	1553	$1,675	$1.08	4d	1	0.49mi
13038 Candace Way Converse, TX	3.0	2.5	1689	$1,675	$0.99	4d	1	0.50mi
13023 Heathers Elm Saint Hedwig, TX	3.0	2.0	1234	$1,500	$1.22	2d	1	0.65mi
4522 Heathers Cross Saint Hedwig, TX	3.0	2.0	1652	$1,900	$1.15	16d	1	0.78mi
4614 Heathers Cross Saint Hedwig, TX	3.0	2.0	1770	$1,850	$1.05	24d	1	0.79mi
4522 Meerkat Converse, TX	3.0	2.0	1489	$1,750	$1.18	11d	1	0.89mi
4918 Valenzuela Converse, TX	3.0–4.0	2.0–2.5	1719	$1,699	$0.99	2d	82	0.90mi
13111 Bay Point Way Saint Hedwig, TX	3.0	2.0	1642	$1,595	$0.97	24d	1	1.05mi
13302 Savory Pl Converse, TX	3.0	2.0	1217	$1,499	$1.23	13d	1	1.09mi
5424 Thyme Cor Saint Hedwig, TX	4.0	2.0	1667	$1,450	$0.87	20d	1	1.11mi
13014 Rosemary Cv Saint Hedwig, TX	3.0	2.0	1479	$1,800	$1.22	24d	1	1.13mi
5333 Basil Chase Converse, TX	3.0	2.0	1474	$1,680	$1.14	15d	1	1.16mi
12922 Sage Turn Saint Hedwig, TX	4.0	2.0	1667	$1,597	$0.96	24d	1	1.18mi
5510 Basil Chase St Hedwig, TX	3.0	2.0	1217	$1,625	$1.34	18d	1	1.19mi
13505 Sunrise Mdw Saint Hedwig, TX	3.0	2.0	1111	$1,671	$1.50	4d	1	1.20mi
5135 Morning Graze Saint Hedwig, TX	3.0	2.0	1211	$1,575	$1.30	22d	1	1.20mi
13551 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1211	$1,550	$1.28	24d	1	1.22mi
13603 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1200	$1,500	$1.25	24d	1	1.26mi
13603 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1209	$1,475	$1.22	16d	1	1.26mi
5330 Lisa Pt Converse, TX	3.0	2.5	1250	$1,450	$1.16	2d	1	1.27mi
5546 Basil Chase Converse, TX	3.0	2.0	1217	$1,829	$1.50	3d	1	1.28mi
5214 Winding Strm Saint Hedwig, TX	3.0	2.0	1398	$1,500	$1.07	18d	1	1.28mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 25 events

1. 2026-06-18
   days on market $209,500 Active 66 DOM
2. 2026-06-17
   days on market $209,500 Active 65 DOM
3. 2026-06-16
   days on market $209,500 Active 64 DOM
4. 2026-06-15
   days on market $209,500 Active 63 DOM
5. 2026-06-13
   days on market $209,500 Active 61 DOM
6. 2026-06-09
   days on market $209,500 Active 57 DOM
7. 2026-06-08
   days on market $209,500 Active 56 DOM
8. 2026-06-07
   days on market $209,500 Active 55 DOM
9. 2026-06-04
   days on market $209,500 Active 52 DOM
10. 2026-06-03
    days on market $209,500 Active 51 DOM
11. 2026-06-02
    statusdays on market $209,500 Active 50 DOM
12. 2026-06-01
    days on market $209,500 Price Change 49 DOM
13. 2026-05-31
    days on market $209,500 Price Change 48 DOM
14. 2026-04-13
    listed $210,000 New 529-char remark

    Show marketing remark (529 chars)

    *Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Avas- 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 in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

15. 2026-03-27
    soldstatus Sold 425-char remark

    Show marketing remark (425 chars)

    The Avas- 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 in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. COE March 2026.

16. 2026-03-04
    status Pending 425-char remark

    Show marketing remark (425 chars)

    The Avas- 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 in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. COE March 2026.

17. 2026-02-24
    price $194,499 425-char remark

    Show marketing remark (425 chars)

    The Avas- 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 in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. COE March 2026.

18. 2026-01-31
    price $199,499 425-char remark

    Show marketing remark (425 chars)

    The Avas- 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 in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. COE March 2026.

19. 2026-01-27
    price $198,499 425-char remark

    Show marketing remark (425 chars)

    The Avas- 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 in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. COE March 2026.

20. 2026-01-13
    price $200,499 425-char remark

    Show marketing remark (425 chars)

    The Avas- 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 in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. COE March 2026.

21. 2026-01-10
    price $201,499 425-char remark

    Show marketing remark (425 chars)

    The Avas- 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 in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. COE March 2026.

22. 2026-01-07
    price $202,499 425-char remark

    Show marketing remark (425 chars)

    The Avas- 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 in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. COE March 2026.

23. 2025-12-28
    price $204,499 425-char remark

    Show marketing remark (425 chars)

    The Avas- 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 in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. COE March 2026.

24. 2025-12-23
    price $205,499 425-char remark

    Show marketing remark (425 chars)

    The Avas- 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 in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. COE March 2026.

25. 2025-12-18
    listed $213,499 New 425-char remark

    Show marketing remark (425 chars)

    The Avas- 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 in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. COE March 2026.

ⓘ 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: $3,834 · $319/mo
• Expected delta: +$3,268/yr (+$272/mo · 577.4%)

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

Taxation est. · year 1

• Rental income: $19,880
• − Mortgage interest: −$11,735
• − Property taxes: −$566
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − HOA: −$204
• − Depreciation: −$6,095
• Taxable loss: −$2,948
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $1,412/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: 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

-1.6% since first listed

12 events — show timeline

• 2026-04-13 Listed $210,000 LERA
• 2026-03-27 Sold (MLS) — LERA
• 2026-03-04 Pending — LERA
• 2026-02-24 Price Changed $194,499 LERA
• 2026-01-31 Price Changed $199,499 LERA
• 2026-01-27 Price Changed $198,499 LERA
• 2026-01-13 Price Changed $200,499 LERA
• 2026-01-10 Price Changed $201,499 LERA
• 2026-01-07 Price Changed $202,499 LERA
• 2025-12-28 Price Changed $204,499 LERA
• 2025-12-23 Price Changed $205,499 LERA
• 2025-12-18 Listed $213,499 LERA

Property tax history

+17.1%/yr

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