Duplex with Private
101-103 Whisper Way Boerne, TX 78006
101-103 Whisper Way, Boerne, TX, 78006
$485,000
For Sale
$485,000
MULTI_FAMILY - Boerne, TX
Property Size2,728 SF
Price / SF$177.79
Days on Market15
Property Features for 101-103 Whisper Way
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Standard status
- Active
- Size
- 2,728 SF
Taxes and HOA fees
- Tax Annual Amount
- 6896
Building Details
- Year built
- 1996
Listing agency
Welcome Home Real Estate
(830) 331-8944
Listed by
Michele Vaughn
(210) 838-5094
Added: Jul 8 Updated: Jul 9 at 2:01PM Checked: Jul 22 at 5:06PM
MLS# 1998690
Copyright © 2026 LERA MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex offers two attached residential units, each configured as a 3-bedroom, 2.5-bath layout with the primary bedroom located downstairs. Each unit includes a one-car garage and separate outdoor space, with private front and backyards intended to provide separation between residents. Per the provided remarks, the exterior was painted in April, and the roof is approximately three years old. Pictures referenced for 101–103 indicate the property needs some updating.
Situated in Boerne, Texas, the duplex is described as walkable to Cibolo Nature Center and the Farmers Market. The remarks also note new retail coming in across the street, supporting convenient nearby everyday options.
For tenants or owner-occupants, the two-unit setup supports flexible living and renting, with the possibility for a buyer to live in one side while maintaining a tenant in the other. With the duplex designed to feel private for each unit, it may also appeal to buyers seeking an owner-managed arrangement with separate garages and yard space.
Situated in Boerne, Texas, the duplex is described as walkable to Cibolo Nature Center and the Farmers Market. The remarks also note new retail coming in across the street, supporting convenient nearby everyday options.
For tenants or owner-occupants, the two-unit setup supports flexible living and renting, with the possibility for a buyer to live in one side while maintaining a tenant in the other. With the duplex designed to feel private for each unit, it may also appeal to buyers seeking an owner-managed arrangement with separate garages and yard space.
Key Highlights
- Duplex built in 1996 with two separate 3‑bedroom, 2.5‑bath units
- Each unit has a primary bedroom downstairs
- Each unit includes a one‑car garage and its own private front and back yard
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $44.2k | $16.20 |
| − Vacancy | −$4.2k | −$1.54 |
| EGI | $40.0k | $14.66 |
| − OpEx | −$12.0k | −$4.40 |
| NOI | $28.0k | $10.26 |
2,728 SF · lease $16.20/SF/yr · vacancy 9.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$400.0K
$350.0K – $466.6K
NOI $27,997 @ 7.0% cap · market cap 5.77%
Second Best
Apartment 5plus
$347.2K
$303.8K – $405.1K
NOI $24,306 @ 7.0% cap · market cap 5.01%
Theoretical Best
Office A
$715.5K
$626.1K – $834.8K
NOI $50,086 @ 7.0% cap · market cap 10.33%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
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FAQs
What type of property is this?
Duplex - Two 3-bedroom, 2.5-bath units with private front and backyards and a roof about three years old.
Where is this duplex located?
The property is located at 101-103 Whisper Way Boerne, TX.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Duplex built in 1996 with two separate 3‑bedroom, 2.5‑bath units; Each unit has a primary bedroom downstairs; Each unit includes a one‑car garage and its own private front and back yard
