Enloe Plan · Boerne, TX 78006

$418,490

5 bd · 3.0 ba · 2,466 sqft · SingleFamily · 753 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.4/10.0
• Livability +3.9/5.0
• Cash flow +3.6/30.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

Key facts

• Study
• Game room
• 2 garage spots

Tags

• STUDY
• GAME ROOM

🏗️ New construction. The $418,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $596,704.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $418k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (29.1% below list).
• Recommended offer: $297k (29.1% below list) — sets the bar for 1% rule.

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: Kendall El (math 57% / reading 57%, grade C+, #505 of 4,322 statewide, top 13%, 816 students, 23% FRL); Boerne Middle South (math 62% / reading 57%, grade B, #166 of 1,662 statewide, top 11%, 911 students, 18% FRL); Boerne - Samuel V Champion H S (math 59% / reading 83%, grade B+, #114 of 1,632 statewide, top 7%, 2,014 students, 12% FRL) — zoned schools at 18% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 1117 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 517 units permitted in Kendall County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $4k of loan paydown is wiped out by about $18k 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 753 days — a 12% lower offer ($368k) is reasonable based on typical stale-listing flexibility.

Recommended offer $296,816 (29.1% 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 753 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.50% ✗
• Cap rate: 2.72%
• Cash-on-cash: -12.78%
• DSCR: 0.43
• GRM: 16.8

CMA / ARV

• ARV (median comp): $596,704
• List price: $418,490
• Delta: -29.87%
• 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
300 Brown Swiss	0.27mi	5/3.0	2,466 (0%)	4mo	$429,060	$174	84
500 Pony Bnd	0.04mi	4/3.0 (-1)	2,373 (-4%)	5mo	$549,900	$232	83
140 Merry Calf Ln	0.10mi	4/3.0 (-1)	2,358 (-4%)	2mo	$533,900	$226	82
145 Merry Calf Ln	0.08mi	4/3.5 (-1)	2,561 (+4%)	2mo	$599,900	$234	82
129 Brown Swiss Rdg	0.14mi	4/3.0 (-1)	2,373 (-4%)	4mo	$514,900	$217	79
237 Wild Yonder Ln	0.14mi	4/3.0 (-1)	2,601 (+6%)	1mo	$439,470	$169	79
221 Grazing Mdw	0.37mi	5/3.0	2,466 (0%)	5mo	$445,010	$180	78
117 Wild Yonder Ln	0.21mi	4/3.0 (-1)	2,601 (+6%)	0mo	$463,470	$178	76
108 Merry Calf Ln	0.17mi	4/3.0 (-1)	2,358 (-4%)	6mo	$514,900	$218	75
637 Rustic Grv	0.28mi	4/3.0 (-1)	2,601 (+6%)	5mo	$445,620	$171	69
601 Rustic Grv	0.28mi	4/3.0 (-1)	2,601 (+6%)	5mo	$449,020	$173	68
109 Merry Calf Ln	0.17mi	4/3.5 (-1)	2,722 (+10%)	0mo	$589,900	$217	68

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: -39.0%
• Equity multiple: -0.24×
• Total profit: $-206,956
• Equity at exit: $88,970

10-year hold

• IRR: -53.4%
• Equity multiple: -0.88×
• Total profit: $-313,417
• Equity at exit: $51,592

Cash invested: $167,077 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,968 high
• Mortgage (P&I): −$3,129
• Tax est. 1.5%: −$746 /mo · $8,951/yr
• Insurance: −$249
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-1,779

Break-even live

Break-even rent $5,220

Max offer price $339,303

Occupancy floor —

Sensitivity live

Price	-10% $-1,366	-5% $-1,573	+0% $-1,779	+5% $-1,985	+10% $-2,191
Rent	-10% $-2,013	-5% $-1,896	+0% $-1,779	+5% $-1,662	+10% $-1,544
Rate	-1.0pp $-1,478	-0.5pp $-1,627	base $-1,779	+0.5pp $-1,933	+1.0pp $-2,091

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: $149,176
• Closing costs: $17,901
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Merry Calf Ln Boerne, TX	4.0	3.5	2561	$4,000	$1.56	26d	1	0.07mi
418 Rustic Grv Boerne, TX	4.0	2.5	2511	$2,825	$1.13	17d	1	0.25mi
108 Country Elm LN Boerne, TX	4.0	2.0	1951	$2,600	$1.33	26d	1	0.28mi
301 Rustic Grv Boerne, TX	4.0	3.0	2079	$2,650	$1.27	46d	1	0.31mi
233 Sophia Cir Boerne, TX	5.0	2.5	2644	$2,300	$0.87	17d	1	0.64mi
228 Sophia Cir Boerne, TX	5.0	2.5	2528	$2,395	$0.95	46d	1	0.68mi
119 Lina Ln Boerne, TX	4.0	2.0	1693	$2,150	$1.27	26d	1	1.31mi

Listing history 31 events

1. 2026-06-21
   days on market $418,490 Active 753 DOM
2. 2026-06-18
   days on market $418,490 Active 750 DOM
3. 2026-06-17
   days on market $418,490 Active 749 DOM
4. 2026-06-16
   days on market $418,490 Active 748 DOM
5. 2026-06-15
   days on market $418,490 Active 747 DOM
6. 2026-06-13
   days on market $418,490 Active 745 DOM
7. 2026-06-13
   days on market $418,490 Active 744 DOM
8. 2026-06-09
   days on market $418,490 Active 741 DOM
9. 2026-06-08
   days on market $418,490 Active 740 DOM
10. 2026-06-07
    days on market $418,490 Active 739 DOM
11. 2026-06-04
    days on market $418,490 Active 736 DOM
12. 2026-06-03
    days on market $418,490 Active 735 DOM
13. 2026-06-02
    days on market $418,490 Active 734 DOM
14. 2026-06-01
    days on market $418,490 Active 733 DOM
15. 2026-05-31
    days on market $418,490 Active 732 DOM
16. 2026-04-08
    price $418,490 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

17. 2026-01-15
    price $417,490 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

18. 2025-12-24
    price $415,990 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

19. 2025-11-13
    price $414,990 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

20. 2025-10-19
    price $413,990 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

21. 2025-07-26
    price $412,990 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

22. 2025-07-02
    price $411,990 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

23. 2025-03-22
    price $410,990 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

24. 2025-02-13
    price $409,990 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

25. 2025-01-31
    price $408,990 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

26. 2024-11-28
    price $408,490 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

27. 2024-09-18
    price $407,490 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

28. 2024-07-13
    price $405,990 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

29. 2024-06-22
    price $404,990 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

30. 2024-06-02
    price $404,590 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

31. 2024-05-30
    listed $403,990 Active 406-char remark

    Show marketing remark (406 chars)

    The Enloe floor plan in Boerne, TX, offers a welcoming new home design for modern living. On the first floor of these modern two-story homes, a cozy study opens into a spacious gathering area with easy access to the kitchen and café. Upstairs, find fun in the game room and space in three additional bedrooms. Double vanities and designer fixtures balance style and function in this affordable home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $35,618
• − Mortgage interest: −$33,425
• − Property taxes: −$8,951
• − Insurance: −$2,984
• − Repairs & maintenance: −$2,849
• − Management: −$2,849
• − Depreciation: −$17,359
• Taxable loss: −$32,798
• Est. tax savings @ 24.0%: +$7,872
• After-tax cash flow: $-13,474/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

+3.6% since first listed

16 events — show timeline

• 2026-04-08 Price Changed $418,490 Zillow
• 2026-01-15 Price Changed $417,490 Zillow
• 2025-12-24 Price Changed $415,990 Zillow
• 2025-11-13 Price Changed $414,990 Zillow
• 2025-10-19 Price Changed $413,990 Zillow
• 2025-07-26 Price Changed $412,990 Zillow
• 2025-07-02 Price Changed $411,990 Zillow
• 2025-03-22 Price Changed $410,990 Zillow
• 2025-02-13 Price Changed $409,990 Zillow
• 2025-01-31 Price Changed $408,990 Zillow
• 2024-11-28 Price Changed $408,490 Zillow
• 2024-09-18 Price Changed $407,490 Zillow
• 2024-07-13 Price Changed $405,990 Zillow
• 2024-06-22 Price Changed $404,990 Zillow
• 2024-06-02 Price Changed $404,590 Zillow
• 2024-05-30 Listed $403,990 Zillow