106 Lauren · Boerne, TX 78006

$385,000

4 bd · 3.0 ba · 2,553 sqft · SingleFamily public records · 324 Days on market

Built 2002 0.29 ac lot $151/sqft · 12% below area Est $435k · 12% under

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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).

• ARV discount +12.7/15.0
• Cash flow +7.5/30.0
• Schools +5.4/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting two-story home offers spacious rooms and a functional layout designed for comfortable everyday living. With no HOA restrictions, the property provides flexibility and freedom rarely found in today's market. The large kitchen serves as the heart of the home, offering ample space for cooking, gathering, and entertaining. Generously sized living areas create an open, welcoming feel, while the two-story design allows for both privacy and versatility. Conveniently located just minutes from downtown Boerne, this home provides easy access to local shopping, dining, and community events. Proximity to Boerne High School adds to the appeal, making this an ideal option for those seeking both location and livability. Set in a desirable Hill Country setting, this property blends space, convenience, and small-town charm into one exceptional opportunity.

Key facts

• Covered patio
• Upgraded appliances
• Large walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• UPGRADED APPLIANCES
• PRIVATE BACKYARD OASIS
• COVERED PATIO
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-478 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (20.3% below list).
• Recommended offer: $301k (21.9% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 2.4% 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: Curington El (math 53% / reading 49%, grade C-, #818 of 4,322 statewide, top 19%, 646 students, 33% FRL); Boerne Middle North (math 58% / reading 52%, grade B-, #248 of 1,662 statewide, top 15%, 813 students, 27% FRL); Boerne H S (math 42% / reading 68%, grade C, #373 of 1,632 statewide, top 23%, 1,356 students, 21% FRL).
• Market conditions: Rents rising (+4.0%/yr); 1117 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 517 units permitted in Kendall County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($116k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 324 days — a 12% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $52k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,514 (21.9% 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. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.80%
• Cash-on-cash: -5.32%
• DSCR: 0.76
• GRM: 10.5

CMA / ARV

• ARV (median comp): $435,243
• List price: $385,000
• Delta: -11.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 La Cima	0.52mi	4/3.0	2,462 (-4%)	0mo	$495,000	$201	69
144 Maravillas	0.34mi	4/3.0	2,722 (+7%)	5mo	$580,000	$213	69
106 Cordova	0.60mi	4/3.0	2,546 (-0%)	4mo	$530,000	$208	68
248 Woods Of Boerne	0.36mi	3/2.0 (-1)	2,452 (-4%)	1mo	$535,000	$218	67
294 Woods of Boerne	0.37mi	3/2.5 (-1)	2,482 (-3%)	6mo	$535,000	$216	66
134 Cool Rock	0.36mi	4/3.0	2,812 (+10%)	3mo	$765,000	$272	64
110 Milagro	0.67mi	4/3.0	2,651 (+4%)	3mo	$599,900	$226	60
117 Amarosa	0.66mi	4/3.0	2,448 (-4%)	3mo	$594,700	$243	59
135 Escalera	0.50mi	4/3.0	2,806 (+10%)	7mo	$525,000	$187	55
119 Milagro	0.71mi	4/3.0	2,769 (+8%)	2mo	$699,900	$253	51
113 Milagro	0.68mi	4/3.0	2,813 (+10%)	2mo	$634,000	$225	50
108 Arbor Woods	0.57mi	3/2.0 (-1)	2,287 (-10%)	1mo	$514,900	$225	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -24.1%
• Equity multiple: 0.17×
• Total profit: $-89,565
• Equity at exit: $57,405

10-year hold

• IRR: -16.4%
• Equity multiple: 0.04×
• Total profit: $-103,498
• Equity at exit: $33,288

Cash invested: $107,800 (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: 1117
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,069 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$723 /mo · $8,678/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $-478

Break-even live

Break-even rent $3,674

Max offer price $300,514

Occupancy floor —

Sensitivity live

Price	-10% $-260	-5% $-369	+0% $-478	+5% $-587	+10% $-696
Rent	-10% $-721	-5% $-599	+0% $-478	+5% $-357	+10% $-236
Rate	-1.0pp $-284	-0.5pp $-380	base $-478	+0.5pp $-578	+1.0pp $-680

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Vail Dr Boerne, TX	4.0	3.0	2066	$2,750	$1.33	45d	1	0.32mi
113 Valencia Boerne, TX	4.0	3.0	2519	$3,600	$1.43	45d	1	0.35mi
213 Champion Blvd Boerne, TX	4.0	3.5	3211	$3,500	$1.09	45d	1	0.38mi
124 Escalera Cir Boerne, TX	4.0	3.5	2902	$3,600	$1.24	45d	1	0.43mi
204 Aspen Dr Boerne, TX	5.0	3.0	2434	$2,850	$1.17	45d	1	0.46mi
124 Talavera Boerne, TX	3.0	2.0	1841	$2,800	$1.52	4d	1	0.49mi
115 La Cima Boerne, TX	4.0	3.0	2930	$3,750	$1.28	6d	1	0.49mi
138 Gaucho Boerne, TX	3.0	2.0	2335	$3,600	$1.54	45d	1	0.57mi
109 Milagro Boerne, TX	4.0	3.0	2600	$3,795	$1.46	45d	1	0.68mi
112 Cactus Flower Boerne, TX	4.0	3.0	2667	$2,750	$1.03	3d	1	0.90mi
124 Latigo Ln Boerne, TX	4.0	2.5	2536	$2,595	$1.02	19d	1	0.97mi
217 Lone Tree Boerne, TX	4.0	3.0	3204	$3,400	$1.06	45d	1	1.19mi
137 Saddle Horn Boerne, TX	4.0	2.5	2381	$2,645	$1.11	6d	1	1.22mi
310 Barton Crk Boerne, TX	4.0	3.5	3395	$5,250	$1.55	12d	1	1.31mi
206 English Oaks Cir Boerne, TX	3.0	2.5	2188	$2,800	$1.28	14d	1	1.34mi
149 Oak Grove Dr Boerne, TX	3.0	2.0	2375	$2,500	$1.05	21d	1	1.37mi
202 N Plant Ave Boerne, TX	3.0	2.0	1797	$2,250	$1.25	45d	1	1.41mi
154 Olmos Crk Boerne, TX	4.0	3.5	2776	$4,500	$1.62	45d	1	1.44mi
113 Besito Boerne, TX	4.0	3.0	2600	$3,750	$1.44	22d	1	1.47mi

Listing history 46 events

1. 2026-06-21
   days on market $385,000 Active 324 DOM
2. 2026-06-18
   days on market $385,000 Active 321 DOM
3. 2026-06-17
   days on market $385,000 Active 320 DOM
4. 2026-06-16
   days on market $385,000 Active 319 DOM
5. 2026-06-15
   days on market $385,000 Active 318 DOM
6. 2026-06-13
   days on market $385,000 Active 316 DOM
7. 2026-06-13
   days on market $385,000 Active 315 DOM
8. 2026-06-09
   statusdays on market $385,000 Active 312 DOM
9. 2026-06-08
   days on market $385,000 Price Change 311 DOM
10. 2026-06-07
    days on market $385,000 Price Change 310 DOM
11. 2026-06-04
    days on market $385,000 Price Change 307 DOM
12. 2026-06-03
    days on market $385,000 Price Change 306 DOM
13. 2026-06-02
    days on market $385,000 Price Change 305 DOM
14. 2026-06-01
    days on market $385,000 Price Change 304 DOM
15. 2026-05-31
    days on market $385,000 Price Change 303 DOM
16. 2025-08-21
    price $432,000 868-char remark

    Show marketing remark (868 chars)

    This inviting two-story home offers spacious rooms and a functional layout designed for comfortable everyday living. With no HOA restrictions, the property provides flexibility and freedom rarely found in today's market. The large kitchen serves as the heart of the home, offering ample space for cooking, gathering, and entertaining. Generously sized living areas create an open, welcoming feel, while the two-story design allows for both privacy and versatility. Conveniently located just minutes from downtown Boerne, this home provides easy access to local shopping, dining, and community events. Proximity to Boerne High School adds to the appeal, making this an ideal option for those seeking both location and livability. Set in a desirable Hill Country setting, this property blends space, convenience, and small-town charm into one exceptional opportunity.

17. 2025-08-01
    listed $437,000 New 868-char remark

    Show marketing remark (868 chars)

    This inviting two-story home offers spacious rooms and a functional layout designed for comfortable everyday living. With no HOA restrictions, the property provides flexibility and freedom rarely found in today's market. The large kitchen serves as the heart of the home, offering ample space for cooking, gathering, and entertaining. Generously sized living areas create an open, welcoming feel, while the two-story design allows for both privacy and versatility. Conveniently located just minutes from downtown Boerne, this home provides easy access to local shopping, dining, and community events. Proximity to Boerne High School adds to the appeal, making this an ideal option for those seeking both location and livability. Set in a desirable Hill Country setting, this property blends space, convenience, and small-town charm into one exceptional opportunity.

18. 2025-07-25
    historical
19. 2025-05-22
    price $448,000
20. 2025-04-28
    listed $468,000 New
21. 2023-11-06
    historical
22. 2023-05-19
    status Back on Market
23. 2023-05-18
    historical
24. 2023-05-18
    listed $435,000 New
25. 2020-10-23
    soldstatus Sold
26. 2020-10-23
    soldstatus
27. 2020-09-19
    status Pending
28. 2020-08-25
    historical Active Option
29. 2020-07-28
    listed $315,000 New
30. 2015-02-18
    soldstatus
31. 2015-02-17
    soldstatus Sold
32. 2015-01-23
    status Pending
33. 2015-01-13
    historical Active Option
34. 2015-01-02
    status Back on Market
35. 2014-11-05
    status Pending
36. 2014-10-23
    historical Active Option
37. 2014-09-18
    listed $210,500 New
38. 2014-09-15
    historical
39. 2014-08-31
    price $218,500 Price Change
40. 2014-08-16
    price $219,000 Price Change
41. 2014-07-24
    price $220,000 Price Change
42. 2014-06-30
    price $224,900 Price Change
43. 2014-06-12
    listed $234,800 New
44. 2005-09-13
    historical
45. 2005-04-28
    listed $209,000
46. 2002-05-01
    soldstatus

ⓘ 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: $8,678 · $723/mo
• Projected year-2 tax: $8,678 · $723/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,825
• − Mortgage interest: −$21,566
• − Property taxes: −$8,678
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,946
• − Management: −$2,946
• − Depreciation: −$11,200
• Taxable loss: −$12,436
• Est. tax savings @ 24.0%: +$2,985
• After-tax cash flow: $-2,754/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

• Census place: Boerne, TX
• 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

+106.7% since first listed

31 events — show timeline

• 2025-08-21 Price Changed $432,000 LERA
• 2025-08-01 Listed $437,000 LERA
• 2025-07-25 Listing Removed — LERA
• 2025-05-22 Price Changed $448,000 LERA
• 2025-04-28 Listed $468,000 LERA
• 2023-11-06 Listing Removed — LERA
• 2023-05-19 Relisted — LERA
• 2023-05-18 Listed $435,000 LERA
• 2023-05-18 Listing Removed — LERA
• 2020-10-23 Sold (MLS) — LERA
• 2020-10-23 Sold (Public Records) — Public Records
• 2020-09-19 Pending — LERA
• 2020-08-25 Contingent — LERA
• 2020-07-28 Listed $315,000 LERA
• 2015-02-18 Sold (Public Records) — Public Records
• 2015-02-17 Sold (MLS) — LERA
• 2015-01-23 Pending — LERA
• 2015-01-13 Contingent — LERA
• 2015-01-02 Relisted — LERA
• 2014-11-05 Pending — LERA
• 2014-10-23 Contingent — LERA
• 2014-09-18 Listed $210,500 LERA
• 2014-09-15 Listing Removed — LERA
• 2014-08-31 Price Changed $218,500 LERA
• 2014-08-16 Price Changed $219,000 LERA
• 2014-07-24 Price Changed $220,000 LERA
• 2014-06-30 Price Changed $224,900 LERA
• 2014-06-12 Listed $234,800 LERA
• 2005-09-13 Listing Removed — LERA
• 2005-04-28 Listed $209,000 LERA
• 2002-05-01 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $8,678 · +0.8% YoY. Source: county tax records.