3-Bed Duplex With Private
101-103 Whisper Way Boerne, TX 78006
101-103 Whisper Way, Boerne, TX, 78006
$485,000
For Sale
$485,000
Duplex with two 3-bedroom units, each featuring a primary bedroom downstairs and a one-car garage.
Property Size2,728 SF
Price / SF$177.79
Days on Market16
Property Features for 101-103 Whisper Way
General Information
- Standard status
- Active
- Size
- 2,728 SF
- Property subtype
- Multi-Family / Two Story
Building Details
- Year Built
- 1996
Listing agency
Welcome Home Real Estate
(210) 838-5094
Listed by
Michele Vaughn
(210) 838-5094
Source
Compass
Added: Jul 7 Updated: Jul 21 at 6:07PM Checked: Jul 21 at 6:07PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Welcome Home Real Estate
Investment Insights
Based on property information with market context.
This for-sale duplex includes two residential units, each with three bedrooms and two and a half baths, with the primary bedroom located downstairs. The units are configured with their own private front and backyards, and each provides a one-car garage. Photos provided reflect unit 101,103, which needs some updating, with outdoor painting completed in April and a roof estimated to be about three years old.
The property is described as walkable to the Cibolo Nature Center and the Farmers Market, with additional new retail noted as coming in across the street.
Each unit shares the same overall layout described in the remarks, offering separate outdoor space and privacy between the two sides.
The property is described as walkable to the Cibolo Nature Center and the Farmers Market, with additional new retail noted as coming in across the street.
Each unit shares the same overall layout described in the remarks, offering separate outdoor space and privacy between the two sides.
Key Highlights
- Duplex in Boerne, Texas with two separate 3‑bedroom, 2.5‑bath units
- Each unit has a primary bedroom downstairs and its own one‑car garage
- Private front and backyards for each unit
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
Location Intelligence
Current Use by Public Records
Duplexes
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FAQs
What type of property is this?
Duplex - Duplex with two 3-bedroom units, each featuring a primary bedroom downstairs and a one-car garage.
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 in Boerne, Texas with two separate 3‑bedroom, 2.5‑bath units; Each unit has a primary bedroom downstairs and its own one‑car garage; Private front and backyards for each unit
