107 Starview Ct · Boerne, TX 78006

$350,000

4 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 28 Days on market

Built 1999 1.49 ac lot $174/sqft · 45% below area Est $639k · 45% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +6.7/30.0
• Schools +5.4/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Escape to the beauty of Texas Hill Country living in scenic Boerne! Nestled among rolling hills and lush natural landscapes, this spacious 4-bedroom, 2-bath home sits on nearly 1.5 acres and offers the perfect balance of peaceful country charm and everyday comfort. A flexible bonus room provides endless possibilities as a home office, nursery, den, or additional living space, making this property ideal for growing families and comfortably accommodating up to 8 people. Located within the highly acclaimed Boerne Independent School District, this home combines breathtaking scenery with access to excellent schools. Enjoy sweeping long-range views from the front of the property, while tranquil n

Key facts

• Expansive kitchen
• 12x20 tuff shed
• Flexible bonus room

Tags

• FLEXIBLE BONUS ROOM
• SWEEPING LONG-RANGE VIEWS
• EXPANSIVE KITCHEN
• DECK AND INSTALLED HOT TUB
• 12X20 TUFF SHED
• SPACE TO STORE CLASSIC CAR

Property features AI

Finance

• HOA & community: Subdivision: OUT/KENDALL CO.

Exterior

• Utilities: Private well water; Septic sewer; Electric service by Bandera Elec
• Home design: Pre-owned single-family property; Approximate age: 27 years
• Construction: Siding and aluminum exterior; Composition roof; Other foundation (see remarks)
• Exterior features: Hot tub; East-facing front

Interior

• Kitchen: Island kitchen; Stove/Range; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on lower level (15 x 14); Bedroom 2 (12 x 12); Bedroom 3 (12 x 12); Bedroom 4 (12 x 12)
• Flooring: Carpeting; Linoleum flooring
• Bathrooms: 2 full bathrooms; Master bath with separate tub and shower, double vanity, and garden tub (12 x 12)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Separate dining room; Eat-in kitchen with island; Study / library; Utility room inside; Some window coverings remain; 1 living area; Walk-in closets
• Laundry & utility: Washer and dryer included; Washer and dryer connections; Laundry on main level; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $350k.

Deal economics

• At list price, monthly cash flow is $-560 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (38.8% below list).
• Recommended offer: $214k (38.8% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 2.2% in Boerne — 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 77/100 on livability (#87 in TX, #3,046 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living C-, amenities D+, commute F.
• Boerne ISD (town): math 59% / reading 61% proficiency, ranked #42 of 826 in TX (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Boerne H S (math 42% / reading 68%, grade C, #373 of 1,632 statewide, top 23%, 1,356 students, 21% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 1090 active listings in the ZIP; high-income renter base; 517 units permitted in Kendall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Kendall County population projected at +76% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,073 (38.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.61% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.86%
• DSCR: 0.69
• GRM: 13.6

CMA / ARV

• ARV (median comp): $638,787
• List price: $350,000
• Delta: -45.21%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.99% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.08×
• Total profit: $-90,317
• Equity at exit: $52,186

10-year hold

• IRR: -22.4%
• Equity multiple: -0.18×
• Total profit: $-115,866
• Equity at exit: $30,262

Cash invested: $98,000 (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 78006

• Home prices YoY: -28.5%
• Rents YoY: 4.0%
• Active inventory: 1090
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $2,141 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$270 /mo · $3,242/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-560

Break-even live

Break-even rent $2,850

Max offer price $251,024

Occupancy floor —

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   statusdays on market $350,000 Pending 28 DOM
2. 2026-06-09
   days on market $350,000 Active Option 27 DOM
3. 2026-06-08
   days on market $350,000 Active Option 26 DOM
4. 2026-06-07
   days on market $350,000 Active Option 25 DOM
5. 2026-06-04
   days on market $350,000 Active Option 22 DOM
6. 2026-06-03
   days on market $350,000 Active Option 21 DOM
7. 2026-06-02
   days on market $350,000 Active Option 20 DOM
8. 2026-06-01
   days on market $350,000 Active Option 19 DOM
9. 2026-05-31
   days on market $350,000 Active Option 18 DOM
10. 2026-05-18
    historical Active Option 1793-char remark
11. 2026-05-13
    listed $350,000 New 1793-char remark

ⓘ 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: $3,242 · $270/mo
• Projected year-2 tax: $6,405 · $534/mo
• Expected delta: +$3,163/yr (+$264/mo · 97.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,689
• − Mortgage interest: −$19,605
• − Property taxes: −$3,242
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$10,182
• Taxable loss: −$13,201
• Est. tax savings @ 24.0%: +$3,168
• After-tax cash flow: $-3,555/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.

Schools (NCES district)

• District: Boerne ISD
• NCES district ID: 4810710
• Math proficiency: 59% ▼ -9.00%
• Reading proficiency: 61% ▼ -6.00%
• Median HH income: $85,478
• Composite: 54.47/100
• National rank: #1350
• State rank: #42 of 826 in TX

Livability — Boerne

• Score: 77/100
• State rank: #87
• US rank: #3046

Category grades

Amenities D+ Commute F Cost of living C- Crime A Employment A+ Housing A+ Health & safety B+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kendall County · 44,560 people
• City population: 44,560
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 44,560
• Household income: $116,156
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1446.0

Population outlook (Kendall County) Hauer SSP2

• Today (2025): 56,273 people
• By 2030: 64,578 · +14.8%
• By 2040: 81,624 · +45.1%
• By 2050: 99,180 · +76.2%
• By 2075: 144,012 · +155.9%
• By 2100: 177,185 · +214.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 22% Two or more races 14% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Jamaica, China
• Languages at home: 86% English-only · Spanish 11%

Political lean MEDSL · Kendall

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.4%
• 2008→2024 swing: +0.3pp no change · 2008: -56.0pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+53.2 2016: R+60.4 2012: R+64.5 2008: R+56.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.83%
• Current HPI: 273.2929
• Rent YoY: ▲ 3.99%
• 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

3 events — show timeline

• 2026-06-10 Pending — LERA
• 2026-05-18 Contingent — LERA
• 2026-05-13 Listed $350,000 LERA

Property tax history

+2.2%/yr

Latest (2025): $3,242 · +11.1% YoY. Source: county tax records.