13039 Lake Fryer · St. Hedwig, TX 78152

$219,500

4 bd · 2.0 ba · 1,483 sqft · SingleFamily · 52 Days on market

Built 2024 Good condition 4,791 sqft lot $148/sqft · 21% above area Est $181k · 21% over $17/mo HOA · 1% of rent ↓ 9% 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 +15.4/30.0
• Appreciation +5.6/10.0
• DSCR +4.7/10.0
• Condition / age +4.0/5.0
• 1% rule +3.0/10.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

The Hoffman- 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 three secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Estimated Completion April 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Ample cabinetry
• Modern appliances
• En-suite bathroom

Tags

• OPEN-CONCEPT LAYOUT
• AMPLE CABINETRY
• BREAKFAST BAR
• MODERN APPLIANCES
• PRIVATE PRIMARY SUITE
• EN-SUITE BATHROOM

Property features AI

Finance

• Other: Possession at closing/funding
• Financial info: Down payment assistance resources available
• HOA & community: Mandatory HOA; HOA fee $200 annually; Association transfer fee $450; Subdivision: Spring Grove

Exterior

• Parking: 2-car garage
• Utilities: Water and sewer services provided by SAWS; Gas supplied by CPS; Electricity supplied by CPS; Garbage service by City of SA
• Home design: Single-family home (new construction by Lennar); New
• Construction: Cement fiber exterior; Composition roof; Slab foundation; Approximately 2 years old (new)
• Exterior features: Privacy fence; Front of home faces west and south

Interior

• Kitchen: Kitchen approx. 14 x 10; Stove/Range; Dishwasher; Breakfast bar
• Bedrooms: Primary bedroom on lower level with walk-in closet and private full bath; Bedroom sizes approx. 11 x 13; 10 x 10; 10 x 10; 11 x 10
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Two full bathrooms; Primary bath with tub/shower combination (approx. 6 x 9)
• Heating & cooling: Central heating; Electric and natural gas heating; Central air conditioning
• Interior features: Open floor plan with one main living area; Breakfast bar; Utility room inside; Cable TV available; Some window coverings remain; Walk-in closets; Laundry on main level
• Laundry & utility: Washer connection; Dryer connection; Laundry located on main level; Utility room inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $83 ($996/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 $176k (19.9% below list).
• Recommended offer: $176k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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); 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 17% 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 ($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 8, 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 52 days — a 3% lower offer ($213k) 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 $175,914 (19.9% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 20% 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. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (median comp): $181,399
• List price: $219,500
• Delta: 21.00%
• 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
13011 Chinali Spgs	0.21mi	4/2.0	1,500 (+1%)	3mo	$184,950	$123	86
3606 Jacobs Wl	0.11mi	4/2.0	1,483 (0%)	12mo	$218,459	$147	85
12823 Kathleen St	0.29mi	4/2.0	1,500 (+1%)	3mo	$176,499	$118	82
3530 Jacobs Wl	0.16mi	4/2.0	1,500 (+1%)	11mo	$179,899	$120	82
3921 Asher Aly	0.28mi	4/2.0	1,459 (-2%)	4mo	$199,900	$137	81
3857 Ivy Path	0.18mi	3/2.0 (-1)	1,446 (-2%)	6mo	$182,400	$126	77
12915 Cicely Ct	0.42mi	3/2.0 (-1)	1,339 (-10%)	1mo	$209,900	$157	58
12930 Deep Eddy	0.28mi	3/2.0 (-1)	1,300 (-12%)	8mo	$227,800	$175	55
3916 Asher Aly	0.30mi	3/2.5 (-1)	1,681 (+13%)	6mo	$224,900	$134	52
3925 Asher Aly	0.28mi	3/3.5 (-1)	1,681 (+13%)	2mo	$214,900	$128	51
13012 Lineberry Ln	0.35mi	3/2.5 (-1)	1,681 (+13%)	7mo	$224,900	$134	48
13027 Dolomar Pkwy	0.54mi	3/2.5 (-1)	1,700 (+15%)	3mo	$224,347	$132	40

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: 2.2%
• Equity multiple: 1.11×
• Total profit: $6,766
• Equity at exit: $77,733

10-year hold

• IRR: 5.0%
• Equity multiple: 1.60×
• Total profit: $36,852
• Equity at exit: $105,500

Cash invested: $61,460 (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: 158
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$1,151
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$91
• HOA: −$17
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $83

Break-even live

Break-even rent $1,654

Max offer price $219,500

Occupancy floor 90%

Sensitivity live

Price	-10% $207	-5% $145	+0% $83	+5% $21	+10% $-41
Rent	-10% $-56	-5% $14	+0% $83	+5% $153	+10% $222
Rate	-1.0pp $194	-0.5pp $139	base $83	+0.5pp $26	+1.0pp $-32

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: $54,875
• Closing costs: $6,585
• 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	0.08mi
3923 Ivy Path Saint Hedwig, TX	3.0	2.0	1445	$1,600	$1.11	25d	1	0.19mi
3414 Jacobs Wls Saint Hedwig, TX	3.0	2.0	1450	$1,325	$0.91	5d	1	0.20mi
3815 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	45d	1	0.23mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	25d	1	0.25mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	23d	1	0.25mi
3909 Asher Aly Saint Hedwig, TX	3.0–4.0	2.0–2.5	1575	$1,670	$1.06	0d	1	0.25mi
12942 Deep Eddy Saint Hedwig, TX	3.0	2.0	1129	$1,495	$1.32	45d	1	0.30mi
3921 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,595	$1.19	12d	1	0.31mi
3925 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	45d	1	0.32mi
13015 Red Elks Lks Saint Hedwig, TX	3.0	2.0	1445	$1,650	$1.14	4d	1	0.32mi
3933 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	25d	1	0.33mi
3937 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	45d	1	0.34mi
3932 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	25d	1	0.35mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	23d	1	0.35mi
13019 Lineberry Ln Saint Hedwig, TX	3.0	2.0	1689	$1,638	$0.97	16d	1	0.37mi
4211 Asher Aly Saint Hedwig, TX	3.0	2.0	1248	$1,438	$1.15	5d	1	0.41mi
4241 Fort Palmer Blvd Saint Hedwig, TX	3.0	2.5	1858	$1,905	$1.03	0d	1	0.44mi
13014 Candace Way Converse, TX	3.0	2.5	1553	$1,675	$1.08	5d	1	0.48mi
13038 Candace Way Converse, TX	3.0	2.5	1689	$1,675	$0.99	5d	1	0.50mi
13023 Heathers Elm Saint Hedwig, TX	3.0	2.0	1234	$1,500	$1.22	3d	1	0.59mi
4522 Heathers Cross Saint Hedwig, TX	3.0	2.0	1652	$1,900	$1.15	17d	1	0.71mi
4614 Heathers Cross Saint Hedwig, TX	3.0	2.0	1770	$1,850	$1.05	25d	1	0.73mi
4918 Valenzuela Converse, TX	3.0–4.0	2.0–2.5	1719	$2,144	$1.25	0d	82	0.97mi
4522 Meerkat Converse, TX	3.0	2.0	1489	$1,750	$1.18	12d	1	0.99mi
13111 Bay Point Way Saint Hedwig, TX	3.0	2.0	1642	$1,595	$0.97	25d	1	1.01mi
13302 Savory Pl Converse, TX	3.0	2.0	1217	$1,499	$1.23	14d	1	1.07mi
13014 Rosemary Cv Saint Hedwig, TX	3.0	2.0	1479	$1,800	$1.22	25d	1	1.10mi
5424 Thyme Cor Saint Hedwig, TX	4.0	2.0	1667	$1,450	$0.87	21d	1	1.11mi
13505 Sunrise Mdw Saint Hedwig, TX	3.0	2.0	1111	$1,591	$1.43	0d	1	1.12mi
5333 Basil Chase Converse, TX	3.0	2.0	1474	$1,680	$1.14	16d	1	1.12mi
5135 Morning Graze Saint Hedwig, TX	3.0	2.0	1211	$1,575	$1.30	23d	1	1.13mi
13551 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1211	$1,550	$1.28	25d	1	1.13mi
5510 Basil Chase St Hedwig, TX	3.0	2.0	1217	$1,625	$1.34	19d	1	1.14mi
13603 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1200	$1,500	$1.25	25d	1	1.17mi
13603 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1209	$1,475	$1.22	17d	1	1.17mi
12922 Sage Turn Saint Hedwig, TX	4.0	2.0	1667	$1,597	$0.96	25d	1	1.18mi
5214 Winding Strm Saint Hedwig, TX	3.0	2.0	1398	$1,500	$1.07	19d	1	1.20mi
5214 Winding Strm Saint Hedwig, TX	3.0	2.0	1401	$1,500	$1.07	5d	1	1.20mi
5330 Lisa Pt Apt 102 St Hedwig, TX	3.0	2.5	1250	$1,400	$1.12	0d	1	1.21mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 16 events

1. 2026-06-21
   days on market $219,500 Active 52 DOM
2. 2026-06-18
   days on market $219,500 Active 49 DOM
3. 2026-06-17
   days on market $219,500 Active 48 DOM
4. 2026-06-16
   days on market $219,500 Active 47 DOM
5. 2026-06-15
   days on market $219,500 Active 46 DOM
6. 2026-06-13
   days on market $219,500 Active 44 DOM
7. 2026-06-09
   days on market $219,500 Active 40 DOM
8. 2026-06-08
   days on market $219,500 Active 39 DOM
9. 2026-06-07
   days on market $219,500 Active 38 DOM
10. 2026-06-04
    days on market $219,500 Active 35 DOM
11. 2026-06-03
    days on market $219,500 Active 34 DOM
12. 2026-06-02
    statusdays on market $219,500 Active 33 DOM
13. 2026-06-01
    days on market $219,500 Price Change 32 DOM
14. 2026-05-31
    days on market $219,500 Price Change 31 DOM
15. 2026-04-30
    listed $220,000 New 1158-char remark
16. 2026-04-27
    soldstatus

    Show marketing remark (605 chars)

    The Hoffman- 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 three secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Estimated Completion April 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

ⓘ 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: $4,017 · $335/mo
• Expected delta: +$3,451/yr (+$288/mo · 609.8%)

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

Taxation est. · year 1

• Rental income: $21,110
• − Mortgage interest: −$12,295
• − Property taxes: −$566
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − HOA: −$204
• − Depreciation: −$6,385
• Taxable loss: −$2,816
• Est. tax savings @ 24.0%: +$676
• After-tax cash flow: $1,672/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-story home offers a functional open-concept layout with modern amenities and a good condition score. It is ready for a fresh coat of paint and some minor updates to maximize its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and is easier to maintain
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and is easier to maintain ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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

-8.9% since first listed

7 events — show timeline

• 2026-05-23 Price Changed $219,500 LERA
• 2026-04-30 Listed $220,000 LERA
• 2026-04-27 Sold (MLS) — LERA
• 2026-04-27 Sold (Public Records) — Public Records
• 2026-03-04 Pending — LERA
• 2026-02-24 Price Changed $235,999 LERA
• 2026-01-22 Listed $240,999 LERA

Property tax history

+17.1%/yr

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