125 Sentido · Boerne, TX 78006-3150

$510,000

2 bd · 2.0 ba · 1,853 sqft · SingleFamily public records · 234 Days on market

Built 2023 6,141 sqft lot $275/sqft · 7% below area Est $550k · 7% under $370/mo HOA · 12% of rent ↓ 12% since listing

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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 +10.8/15.0
• Schools +5.4/10.0
• Appreciation +5.0/10.0
• Cash flow +4.3/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Elegant 55+ Toll Brothers Home! Take advantage of this opportunity to purchase this upgraded home, including epoxy garage floor and rod iron fencing. This new home has never been occupied. Welcome to this beautifully upgraded 2-bedroom, 2-bathroom home with an office nook, located in the prestigious 55+ Toll Brothers community in Esperanza. Designed for modern living, the bright and open layout features light wood flooring throughout, creating a warm and inviting ambiance. The grand chef's kitchen is a standout, boasting top-of-the-line appliances built in oven and microwave/convection, a six-burner inlay gas stove, gorgeous granite countertops, white cabinetry, and a deep farmhouse sink. The space flows effortlessly into the main living area, perfect for entertaining or relaxing. The spacious primary bedroom with an attached bathroom featuring a dual vanity, a luxurious walk-in shower, and a freestanding soaking tub. Upgraded lighting and recessed fixtures add elegance and functionality throughout the home. Step outside to enjoy the private deck patio with sealed concrete, with no neighbors behind, offering a serene setting for morning coffee or evening gatherings. Thoughtfully designed and move-in ready, this home provides a perfect blend of comfort and style. Located in the vibrant Esperanza community, residents enjoy access to amenities designed for an active lifestyle. Don't miss your chance to experience this exceptional property-schedule a private showing today!

Key facts

• Epoxy garage floor
• Bright open layout
• Rod iron fencing

Tags

• EPOXY GARAGE FLOOR
• ROD IRON FENCING
• BRIGHT OPEN LAYOUT
• LIGHT WOOD FLOORING
• CHEF'S KITCHEN
• TOP-OF-THE-LINE APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $510k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (47.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $311k (39.0% below list).
• Recommended offer: $269k (47.3% below list) — sets the bar for cash-flow.
• Cap rate 3.1% vs local median 2.4% in Boerne — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 517 units permitted in Kendall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($4k loan paydown + $15k appreciation (3.0% local appreciation)).
• Kendall County population projected at +76% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($449k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $115k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $268,704 (47.3% 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 234 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.08%
• Cash-on-cash: -11.48%
• DSCR: 0.49
• GRM: 13.7

CMA / ARV

• ARV (median comp): $549,812
• List price: $510,000
• Delta: -7.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Sentido	0.16mi	2/2.0	1,986 (+7%)	1mo	$507,000	$255	80
245 Sentido	0.17mi	2/2.0	1,959 (+6%)	4mo	$549,000	$280	79
313 Sentido	0.28mi	2/2.0	1,956 (+6%)	1mo	$519,000	$265	77
364 Sentido	0.28mi	2/2.0	1,959 (+6%)	1mo	$529,000	$270	76
215 Sentido	0.11mi	2/2.0	2,100 (+13%)	2mo	$579,000	$276	71
372 Sentido	0.28mi	2/2.5	2,037 (+10%)	4mo	$636,000	$312	65
372 Sentido	0.28mi	2/2.5	2,037 (+10%)	4mo	$631,000	$310	65
246 Hidalgo	0.17mi	3/2.0 (+1)	2,127 (+15%)	8mo	$549,900	$259	56
322 Vamanos	0.22mi	3/2.5 (+1)	2,096 (+13%)	8mo	$517,800	$247	54
123 Gaucho	0.66mi	3/2.5 (+1)	2,050 (+11%)	3mo	$515,000	$251	42
105 Gaucho	0.67mi	3/2.5 (+1)	2,061 (+11%)	2mo	$489,500	$238	41
116 Simpatico	0.58mi	3/2.5 (+1)	2,100 (+13%)	6mo	$489,000	$233	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.82×
• Total profit: $-25,329
• Equity at exit: $229,318

10-year hold

• IRR: 1.4%
• Equity multiple: 1.23×
• Total profit: $32,148
• Equity at exit: $353,407

Cash invested: $142,800 (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 78006-3150

• Active inventory: 1
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $3,110 medium
• Mortgage (P&I): −$2,674
• Tax from tax record: −$565 /mo · $6,786/yr
• Insurance: −$212
• HOA: −$370
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $-1,366

Break-even live

Break-even rent $4,839

Max offer price $268,704

Occupancy floor —

Sensitivity live

Price	-10% $-1,077	-5% $-1,222	+0% $-1,366	+5% $-1,510	+10% $-1,655
Rent	-10% $-1,612	-5% $-1,489	+0% $-1,366	+5% $-1,243	+10% $-1,120
Rate	-1.0pp $-1,109	-0.5pp $-1,236	base $-1,366	+0.5pp $-1,498	+1.0pp $-1,633

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: $127,500
• Closing costs: $15,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Talavera Boerne, TX	3.0	2.0	1841	$2,800	$1.52	4d	1	0.46mi
138 Gaucho Boerne, TX	3.0	2.0	2335	$3,600	$1.54	45d	1	0.59mi

HOA detail

• Monthly dues: $370 · $4,440/yr
• Likely covers: gas

Listing history 25 events

1. 2026-06-21
   days on market $510,000 Active 234 DOM
2. 2026-06-18
   days on market $510,000 Active 231 DOM
3. 2026-06-17
   days on market $510,000 Active 230 DOM
4. 2026-06-16
   days on market $510,000 Active 229 DOM
5. 2026-06-15
   days on market $510,000 Active 228 DOM
6. 2026-06-13
   days on market $510,000 Active 226 DOM
7. 2026-06-13
   days on market $510,000 Active 225 DOM
8. 2026-06-09
   days on market $510,000 Active 222 DOM
9. 2026-06-08
   days on market $510,000 Active 221 DOM
10. 2026-06-07
    days on market $510,000 Active 220 DOM
11. 2026-06-04
    days on market $510,000 Active 217 DOM
12. 2026-06-03
    days on market $510,000 Active 216 DOM
13. 2026-06-02
    statusdays on market $510,000 Active 215 DOM
14. 2026-06-01
    days on market $510,000 Price Change 214 DOM
15. 2026-05-31
    days on market $510,000 Price Change 213 DOM
16. 2026-02-20
    price $550,000 1494-char remark

    Show marketing remark (1494 chars)

    Elegant 55+ Toll Brothers Home! Take advantage of this opportunity to purchase this upgraded home, including epoxy garage floor and rod iron fencing. This new home has never been occupied. Welcome to this beautifully upgraded 2-bedroom, 2-bathroom home with an office nook, located in the prestigious 55+ Toll Brothers community in Esperanza. Designed for modern living, the bright and open layout features light wood flooring throughout, creating a warm and inviting ambiance. The grand chef's kitchen is a standout, boasting top-of-the-line appliances built in oven and microwave/convection, a six-burner inlay gas stove, gorgeous granite countertops, white cabinetry, and a deep farmhouse sink. The space flows effortlessly into the main living area, perfect for entertaining or relaxing. The spacious primary bedroom with an attached bathroom featuring a dual vanity, a luxurious walk-in shower, and a freestanding soaking tub. Upgraded lighting and recessed fixtures add elegance and functionality throughout the home. Step outside to enjoy the private deck patio with sealed concrete, with no neighbors behind, offering a serene setting for morning coffee or evening gatherings. Thoughtfully designed and move-in ready, this home provides a perfect blend of comfort and style. Located in the vibrant Esperanza community, residents enjoy access to amenities designed for an active lifestyle. Don't miss your chance to experience this exceptional property-schedule a private showing today!

17. 2026-02-20
    price $590,000 1494-char remark

    Show marketing remark (1494 chars)

    Elegant 55+ Toll Brothers Home! Take advantage of this opportunity to purchase this upgraded home, including epoxy garage floor and rod iron fencing. This new home has never been occupied. Welcome to this beautifully upgraded 2-bedroom, 2-bathroom home with an office nook, located in the prestigious 55+ Toll Brothers community in Esperanza. Designed for modern living, the bright and open layout features light wood flooring throughout, creating a warm and inviting ambiance. The grand chef's kitchen is a standout, boasting top-of-the-line appliances built in oven and microwave/convection, a six-burner inlay gas stove, gorgeous granite countertops, white cabinetry, and a deep farmhouse sink. The space flows effortlessly into the main living area, perfect for entertaining or relaxing. The spacious primary bedroom with an attached bathroom featuring a dual vanity, a luxurious walk-in shower, and a freestanding soaking tub. Upgraded lighting and recessed fixtures add elegance and functionality throughout the home. Step outside to enjoy the private deck patio with sealed concrete, with no neighbors behind, offering a serene setting for morning coffee or evening gatherings. Thoughtfully designed and move-in ready, this home provides a perfect blend of comfort and style. Located in the vibrant Esperanza community, residents enjoy access to amenities designed for an active lifestyle. Don't miss your chance to experience this exceptional property-schedule a private showing today!

18. 2026-02-17
    price $600,000 1494-char remark

    Show marketing remark (1494 chars)

    Elegant 55+ Toll Brothers Home! Take advantage of this opportunity to purchase this upgraded home, including epoxy garage floor and rod iron fencing. This new home has never been occupied. Welcome to this beautifully upgraded 2-bedroom, 2-bathroom home with an office nook, located in the prestigious 55+ Toll Brothers community in Esperanza. Designed for modern living, the bright and open layout features light wood flooring throughout, creating a warm and inviting ambiance. The grand chef's kitchen is a standout, boasting top-of-the-line appliances built in oven and microwave/convection, a six-burner inlay gas stove, gorgeous granite countertops, white cabinetry, and a deep farmhouse sink. The space flows effortlessly into the main living area, perfect for entertaining or relaxing. The spacious primary bedroom with an attached bathroom featuring a dual vanity, a luxurious walk-in shower, and a freestanding soaking tub. Upgraded lighting and recessed fixtures add elegance and functionality throughout the home. Step outside to enjoy the private deck patio with sealed concrete, with no neighbors behind, offering a serene setting for morning coffee or evening gatherings. Thoughtfully designed and move-in ready, this home provides a perfect blend of comfort and style. Located in the vibrant Esperanza community, residents enjoy access to amenities designed for an active lifestyle. Don't miss your chance to experience this exceptional property-schedule a private showing today!

19. 2025-11-19
    price $605,000 1494-char remark

    Show marketing remark (1494 chars)

    Elegant 55+ Toll Brothers Home! Take advantage of this opportunity to purchase this upgraded home, including epoxy garage floor and rod iron fencing. This new home has never been occupied. Welcome to this beautifully upgraded 2-bedroom, 2-bathroom home with an office nook, located in the prestigious 55+ Toll Brothers community in Esperanza. Designed for modern living, the bright and open layout features light wood flooring throughout, creating a warm and inviting ambiance. The grand chef's kitchen is a standout, boasting top-of-the-line appliances built in oven and microwave/convection, a six-burner inlay gas stove, gorgeous granite countertops, white cabinetry, and a deep farmhouse sink. The space flows effortlessly into the main living area, perfect for entertaining or relaxing. The spacious primary bedroom with an attached bathroom featuring a dual vanity, a luxurious walk-in shower, and a freestanding soaking tub. Upgraded lighting and recessed fixtures add elegance and functionality throughout the home. Step outside to enjoy the private deck patio with sealed concrete, with no neighbors behind, offering a serene setting for morning coffee or evening gatherings. Thoughtfully designed and move-in ready, this home provides a perfect blend of comfort and style. Located in the vibrant Esperanza community, residents enjoy access to amenities designed for an active lifestyle. Don't miss your chance to experience this exceptional property-schedule a private showing today!

20. 2025-10-30
    listed $625,000 New 1494-char remark

    Show marketing remark (1494 chars)

    Elegant 55+ Toll Brothers Home! Take advantage of this opportunity to purchase this upgraded home, including epoxy garage floor and rod iron fencing. This new home has never been occupied. Welcome to this beautifully upgraded 2-bedroom, 2-bathroom home with an office nook, located in the prestigious 55+ Toll Brothers community in Esperanza. Designed for modern living, the bright and open layout features light wood flooring throughout, creating a warm and inviting ambiance. The grand chef's kitchen is a standout, boasting top-of-the-line appliances built in oven and microwave/convection, a six-burner inlay gas stove, gorgeous granite countertops, white cabinetry, and a deep farmhouse sink. The space flows effortlessly into the main living area, perfect for entertaining or relaxing. The spacious primary bedroom with an attached bathroom featuring a dual vanity, a luxurious walk-in shower, and a freestanding soaking tub. Upgraded lighting and recessed fixtures add elegance and functionality throughout the home. Step outside to enjoy the private deck patio with sealed concrete, with no neighbors behind, offering a serene setting for morning coffee or evening gatherings. Thoughtfully designed and move-in ready, this home provides a perfect blend of comfort and style. Located in the vibrant Esperanza community, residents enjoy access to amenities designed for an active lifestyle. Don't miss your chance to experience this exceptional property-schedule a private showing today!

21. 2025-03-25
    historical
22. 2025-03-17
    price $613,000
23. 2025-02-20
    price $615,000
24. 2025-01-20
    listed $625,000 New
25. 2023-11-13
    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: $6,786 · $565/mo
• Projected year-2 tax: $9,333 · $778/mo
• Expected delta: +$2,547/yr (+$212/mo · 37.5%)

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

Taxation est. · year 1

• Rental income: $37,315
• − Mortgage interest: −$28,568
• − Property taxes: −$6,786
• − Insurance: −$2,550
• − Repairs & maintenance: −$2,985
• − Management: −$2,985
• − HOA: −$4,440
• − Depreciation: −$14,836
• Taxable loss: −$25,836
• Est. tax savings @ 24.0%: +$6,201
• After-tax cash flow: $-10,190/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-12.0% since first listed

10 events — show timeline

• 2026-02-20 Price Changed $550,000 LERA
• 2026-02-20 Price Changed $590,000 LERA
• 2026-02-17 Price Changed $600,000 LERA
• 2025-11-19 Price Changed $605,000 LERA
• 2025-10-30 Listed $625,000 LERA
• 2025-03-25 Listing Removed — LERA
• 2025-03-17 Price Changed $613,000 LERA
• 2025-02-20 Price Changed $615,000 LERA
• 2025-01-20 Listed $625,000 LERA
• 2023-11-13 Sold (Public Records) — Public Records

Property tax history

+107.4%/yr

Latest (2025): $6,786 · +181.8% YoY. Source: county tax records.