12903 Kathleen St · St. Hedwig, TX 78152

$194,500

4 bd · 2.5 ba · 1,802 sqft · SingleFamily · 44 Days on market

Built 2025 Good condition 4,791 sqft lot $108/sqft · at area comps Est $201k · at est. $17/mo HOA · 1% 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 +21.0/30.0
• ARV discount +8.9/15.0
• DSCR +6.7/10.0
• Appreciation +5.6/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.9/10.0

Listing remarks

* 5% lender incentive offered with the use of the seller's in-house lender! Incentive may be used towards buyer closing costs and/or rate buy-down, subject to lender approval and buyer qualification. The Highgate -This thoughtfully designed two-story home showcases a spacious open floorplan on the main level, seamlessly connecting the kitchen, dining area, and family room-perfect for everyday living and entertaining. The owner's suite is conveniently located on the first floor, offering privacy with an en-suite bathroom and walk-in closet. Upstairs, you'll find additional secondary bedrooms and flexible living space, providing comfort and versatility for household members or guests.

Key facts

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

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $200 annually; Association transfer fee $450; Neighborhood amenities: Other (see remarks)

Exterior

• Parking: 2-car garage
• Utilities: Water system; Sewer system
• Home design: Single-family home (new construction by Lennar); New (approximate age 1 year)
• Construction: Cement fiber exterior; Composition roof; Slab foundation
• Exterior features: Privacy fence; Front of home faces east; Subdivision: SPRING GROVE

Interior

• Kitchen: Kitchen (10 x 11); Stove/Range; Dishwasher; Breakfast bar
• Bedrooms: Primary bedroom with walk-in closet and full bath (17 x 11); Bedroom 2 (10 x 12); Bedroom 3 (14 x 10); Bedroom 4 (10 x 11)
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bath with shower-only (10 x 5)
• Heating & cooling: Central heating; Electric and natural gas heating; Central air conditioning
• Interior features: Open floor plan with living/dining room combination; Breakfast bar; Laundry room; Walk-in closets; Some window coverings remain; Smoke alarm
• Laundry & utility: Washer connection; Dryer connection; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $194k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $276 ($3k/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 $182k (6.2% below list).
• Recommended offer: $182k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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.
• 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: Tradition El (math 25% / reading 32%, grade F, #2,706 of 4,322 statewide, top 63%, 993 students, 51% 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); 155 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).
• 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 $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 $54k cash investment doubles in ~8 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 44 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Recommended offer $182,406 (6.2% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.94% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (median comp): $200,530
• List price: $194,500
• Delta: -3.01%
• 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
13008 Lineberry Ln	0.32mi	4/2.5	1,903 (+6%)	3mo	$234,900	$123	73
12928 Cicely Ct	0.38mi	4/2.5	1,903 (+6%)	2mo	$234,900	$123	72
3925 Asher Aly	0.29mi	3/3.5 (-1)	1,681 (-7%)	2mo	$214,900	$128	64
3916 Asher Aly	0.32mi	3/2.5 (-1)	1,681 (-7%)	6mo	$224,900	$134	64
13012 Lineberry Ln	0.33mi	3/2.5 (-1)	1,681 (-7%)	7mo	$224,900	$134	63
4250 Fort Palmer Blvd	0.45mi	4/2.5	1,952 (+8%)	5mo	$229,900	$118	61
13027 Dolomar Pkwy	0.50mi	3/2.5 (-1)	1,700 (-6%)	3mo	$224,347	$132	60
12602 Desert Fox	0.74mi	5/2.5 (+1)	1,892 (+5%)	4mo	$281,295	$149	49
4640 Wild Boar Xing	0.74mi	3/2.5 (-1)	1,858 (+3%)	12mo	$320,999	$173	46
4644 Wild Boar Xing	0.74mi	4/2.5	2,042 (+13%)	9mo	$335,264	$164	36
12418 Mirlo	0.72mi	4/2.5	2,042 (+13%)	12mo	$331,999	$163	34
4608 Wild Boar Xing	0.73mi	4/2.5	2,042 (+13%)	12mo	$328,999	$161	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: 6.6%
• Equity multiple: 1.33×
• Total profit: $18,108
• Equity at exit: $68,879

10-year hold

• IRR: 8.9%
• Equity multiple: 2.04×
• Total profit: $56,821
• Equity at exit: $93,484

Cash invested: $54,460 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$1,020
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$81
• HOA: −$17
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $276

Break-even live

Break-even rent $1,475

Max offer price $194,500

Occupancy floor 80%

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: $48,625
• Closing costs: $5,835
• 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	3d	1	0.06mi
3923 Ivy Path Saint Hedwig, TX	3.0	2.0	1445	$1,600	$1.11	23d	1	0.16mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	21d	1	0.21mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	23d	1	0.21mi
13015 Red Elks Lks Saint Hedwig, TX	3.0	2.0	1445	$1,650	$1.14	2d	1	0.22mi
3414 Jacobs Wls Saint Hedwig, TX	3.0	2.0	1450	$1,325	$0.91	4d	1	0.23mi
4018 Fallow Xing Saint Hedwig, TX	4.0	2.5	2316	$2,050	$0.89	21d	1	0.24mi
3921 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,595	$1.19	10d	1	0.26mi
3925 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	43d	1	0.26mi
3933 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	23d	1	0.27mi
3815 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	43d	1	0.27mi
3937 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	43d	1	0.27mi
3909 Asher Aly Saint Hedwig, TX	3.0–4.0	2.0–2.5	1575	$1,670	$1.06	1d	1	0.28mi
3932 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	23d	1	0.29mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	21d	1	0.30mi
12927 Deep Eddy Saint Hedwig, TX	4.0	2.0	1880	$1,695	$0.90	43d	1	0.30mi
4211 Asher Aly Saint Hedwig, TX	3.0	2.0	1248	$1,438	$1.15	3d	1	0.34mi
13019 Lineberry Ln Saint Hedwig, TX	3.0	2.0	1689	$1,638	$0.97	14d	1	0.35mi
13117 Candace Way Converse, TX	4.0	2.5	1903	$1,800	$0.95	4d	1	0.38mi
13112 Candace Way Saint Hedwig, TX	4.0	2.5	1903	$1,750	$0.92	4d	1	0.40mi
4241 Fort Palmer Blvd Saint Hedwig, TX	3.0	2.5	1858	$1,880	$1.01	1d	1	0.40mi
13014 Candace Way Converse, TX	3.0	2.5	1553	$1,675	$1.08	4d	1	0.42mi
13038 Candace Way Converse, TX	3.0	2.5	1689	$1,675	$0.99	4d	1	0.43mi
13023 Heathers Elm Saint Hedwig, TX	3.0	2.0	1234	$1,500	$1.22	1d	1	0.60mi
4522 Heathers Cross Saint Hedwig, TX	3.0	2.0	1652	$1,900	$1.15	16d	1	0.73mi
4614 Heathers Cross Saint Hedwig, TX	3.0	2.0	1770	$1,850	$1.05	23d	1	0.73mi
13039 Heathers Sun Saint Hedwig, TX	4.0	2.5	2216	$1,895	$0.86	23d	1	0.75mi
4638 Bontebok Dr Converse, TX	5.0	3.0	2495	$2,000	$0.80	4d	1	0.83mi
13311 Badlands Bnd Saint Hedwig, TX	4.0	2.5	2471	$2,250	$0.91	10d	1	0.83mi
4918 Valenzuela Converse, TX	3.0–4.0	2.0–2.5	1719	$2,144	$1.25	1d	82	0.85mi
4522 Meerkat Converse, TX	3.0	2.0	1489	$1,750	$1.18	10d	1	0.85mi
4550 Meerkat Converse, TX	4.0	2.5	2041	$1,950	$0.96	16d	1	0.86mi
13111 Bay Point Way Saint Hedwig, TX	3.0	2.0	1642	$1,595	$0.97	23d	1	0.98mi
5424 Thyme Cor Saint Hedwig, TX	4.0	2.0	1667	$1,450	$0.87	20d	1	1.05mi
13014 Rosemary Cv Saint Hedwig, TX	3.0	2.0	1479	$1,800	$1.22	23d	1	1.07mi
13003 Rosemary Cv Converse, TX	4.0	3.0	1910	$1,726	$0.90	11d	1	1.07mi
12811 Sage Turn Converse, TX	4.0	3.0	1914	$1,800	$0.94	23d	1	1.07mi
5333 Basil Chase Converse, TX	3.0	2.0	1474	$1,680	$1.14	14d	1	1.09mi
12922 Sage Turn Saint Hedwig, TX	4.0	2.0	1667	$1,597	$0.96	23d	1	1.11mi
5330 Lisa Pt Converse, TX	3.0	2.5	1250	$1,450	$1.16	1d	1	1.21mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 15 events

1. 2026-06-18
   days on market $194,500 Active 44 DOM
2. 2026-06-17
   days on market $194,500 Active 43 DOM
3. 2026-06-16
   days on market $194,500 Active 42 DOM
4. 2026-06-15
   days on market $194,500 Active 41 DOM
5. 2026-06-13
   days on market $194,500 Active 39 DOM
6. 2026-06-09
   days on market $194,500 Active 35 DOM
7. 2026-06-08
   days on market $194,500 Active 34 DOM
8. 2026-06-07
   days on market $194,500 Active 33 DOM
9. 2026-06-04
   days on market $194,500 Active 30 DOM
10. 2026-06-03
    days on market $194,500 Active 29 DOM
11. 2026-06-02
    statusdays on market $194,500 Active 28 DOM
12. 2026-06-01
    days on market $194,500 Price Change 27 DOM
13. 2026-05-31
    days on market $194,500 Price Change 26 DOM
14. 2026-05-05
    listed $195,000 New 609-char remark
15. 2026-04-21
    soldstatus

ⓘ 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: $3,559 · $297/mo
• Expected delta: +$2,993/yr (+$249/mo · 528.9%)

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

Taxation est. · year 1

• Rental income: $21,889
• − Mortgage interest: −$10,895
• − Property taxes: −$566
• − Insurance: −$972
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − HOA: −$204
• − Depreciation: −$5,658
• Taxable income: $91
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $3,288/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 two-story home is in good condition with a good condition score of 80. It has a modern kitchen, two bathrooms, and a well-maintained exterior. The home is move-in ready and has good potential for value increases with minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms.
• Both Upgrading the kitchen appliances — Newer appliances can increase the home's appeal and functionality.
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and add value to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Both Upgrading the kitchen appliances — Newer appliances can increase the home's appeal and functionality. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and add value to the home. ↑

ⓘ 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

-0.3% since first listed

3 events — show timeline

• 2026-05-23 Price Changed $194,500 LERA
• 2026-05-05 Listed $195,000 LERA
• 2026-04-21 Sold (Public Records) — Public Records

Property tax history

+17.1%/yr

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