Duplex with Private
For Sale
$485,000
101-103 Whisper Way, Boerne, TX 78006
Multi-Family (2-8 Units), Boerne, TX
Property Size2,728 SF
Price / SF$177.79
Days on Market97
Property Features for 101-103 Whisper Way
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
CIBOLO CREEK
Middle school
Boerne Middle S
High school
Champion
Elementary school district
Boerne
Middle school district
Boerne
High school district
Boerne
Subdivision
2502
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 9
Changed: Aug 19
Last Checked: Oct 13 at 11:06PM
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 2,728-square-foot duplex, built in 1996, contains two matching residences. Each unit offers three bedrooms, two and one-half baths, and a primary bedroom on the ground floor. The homes have separate one-car garages along with private front and backyards, and their positioning on Herff Road and Whisper Way provides separation between the units.
Exterior paint was completed in April, and the roof is approximately three years old. One residence is shown in the photos, while the other requires some updating. The property is within walking distance of the Cibolo Nature Center, the Farmers Market, and nearby retail.
Exterior paint was completed in April, and the roof is approximately three years old. One residence is shown in the photos, while the other requires some updating. The property is within walking distance of the Cibolo Nature Center, the Farmers Market, and nearby retail.
Key Highlights
- 2,728‑square‑foot duplex built in 1996
- Both units feature 3 bedrooms and 2 1/2 baths
- Ground‑floor primary bedroom in each residence
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$27,997
Cap Rate
5.77%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$559,940
$559.9K
Cap Rate 7%
$399,957
$400.0K
Cap Rate 9%
$311,078
$311.1K
Market Conditions
NOI Build-Up for 2,728 SF
Gross rent
$44.2K $16.20/SF
− Vacancy
−$4.2K −$1.54/SF
EGI
$40.0K $14.66/SF
− OpEx
−$12.0K −$4.40/SF
NOI
$28.0K $10.26/SF
Area
Kendall County, TX
Vacancy
9.50%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$559,940
Cap Rate 7%
$399,957
Cap Rate 9%
$311,078
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 authorities.
How Realmo checks its estimates
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
502
Businesses Nearby
Explore this area
Business Placement
Demographics for 78006, TX
40,979
Population
16,643
Households
2.5
Avg Household Size
44
Median Age
51%
College-Educated
94%
High-School Grad
345.9 sq mi
ZIP Area
118
Density / Sq Mi
$110,955
Median Household Income
$51,943
Median Earnings
$1,612
Median Rent
$502,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences offer downstairs primary suites, individual garages, and private outdoor areas.
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: 2,728‑square‑foot duplex built in 1996; Both units feature 3 bedrooms and 2 1/2 baths; Ground‑floor primary bedroom in each residence
