111 Lilli's Ln · Boerne, TX 78013

$401,950

5 bd · 2.5 ba · 2,539 sqft · SingleFamily · 73 Days on market

Built 2026 Good condition 5,662 sqft lot $158/sqft · at area comps Est $411k · at est. $83/mo HOA · 3% of rent ↓ 2% 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 +8.5/15.0
• Cash flow +8.4/30.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing The Lombardi, a two-story home featured in our High Garden community in Comfort, TX. This floor plan offers 3 classic front exteriors, a 2-car garage, and a full yard landscaping and irrigation package ensuring that your home looks its best every single day. Inside this 5 bedroom, 2.5 bathroom home, you'll find 2539 square feet of open-concept living. A deep-set, covered porch (per plan) opens to a foyer, formal dining room, and powder room. A butler entry connects the dining room and spacious kitchen lined with abundant cabinetry and quartz-top counterspace. Classic white subway tile backsplash and stainless steel appliances are a perfect accent, and a kitchen island with a deep single basin kitchen sink faces the living room. The private main bedroom suite is located off the living room and features a luxurious garden bath tub, a separate walk-in shower with tile surround, double vanity sinks, ceramic tile flooring, a separate door for the toilet and a large walk-in closet. Head up the stairs and tour the second floor of your brand new home! A versatile loft area greets you at the top of the stairs, complete with quality carpet and tons of natural light. Your four secondary bedrooms are located off the loft and include carpet flooring and spacious walk-in closets. Additional features include 9-foot ceilings, 2-inch faux wood blinds throughout the home, luxury vinyl plank flooring in the entryway, living room, kitchen, and dining room, ceramic tile at all bathrooms and utility room, pre-plumb for water softener loop, and more! You'll enjoy added security in your new home with our Home is Connected features. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

Key facts

• Butler entry
• Kitchen island
• 5,662 sq ft lot

Tags

• FULL YARD LANDSCAPING
• BUTLER ENTRY
• KITCHEN ISLAND
• PRIVATE MAIN BEDROOM SUITE
• LUXURIOUS GARDEN BATH TUB
• SEPARATE WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $402k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $349k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (21.4% below list).
• Recommended offer: $316k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Cibolo Creek El (math 59% / reading 59%, grade B-, #455 of 4,322 statewide, top 11%, 471 students, 21% 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 17% FRL track the district average.
• Market conditions: 120 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 73 days — a 6% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $316,048 (21.4% 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 73 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 10.6

CMA / ARV

• ARV (median comp): $411,248
• List price: $401,950
• Delta: -2.26%
• 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
136 Prairie Falcon	0.36mi	5/3.5	2,562 (+1%)	3mo	$399,000	$156	75
165 Rolling Crk	0.10mi	4/3.0 (-1)	2,314 (-9%)	2mo	$385,000	$166	72
148 Cactus Flower	0.16mi	4/2.5 (-1)	2,732 (+8%)	4mo	$399,999	$146	72
106 Dry Crk	0.25mi	4/3.0 (-1)	2,313 (-9%)	3mo	$519,000	$224	64
184 Cimarron Crk	0.42mi	4/3.5 (-1)	2,695 (+6%)	5mo	$550,000	$204	57
217 Boulder Crk	0.57mi	4/4.5 (-1)	2,593 (+2%)	3mo	$629,990	$243	54
172 Cimarron Crk	0.45mi	4/3.0 (-1)	2,248 (-12%)	3mo	$549,900	$245	50
245 Mustang Run	0.40mi	4/2.5 (-1)	2,912 (+15%)	3mo	$430,000	$148	50
235 Boulder Crk	0.71mi	4/4.5 (-1)	2,593 (+2%)	1mo	$619,990	$239	50
313 Sanders Crk	0.71mi	4/3.5 (-1)	2,669 (+5%)	1mo	$649,900	$243	48
234 Boulder Crk	0.63mi	4/3.5 (-1)	2,776 (+9%)	0mo	$624,900	$225	45
141 Rainwater Crk	0.66mi	4/3.5 (-1)	2,776 (+9%)	6mo	$699,900	$252	40

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: -22.8%
• Equity multiple: 0.22×
• Total profit: $-88,218
• Equity at exit: $59,932

10-year hold

• IRR: -17.1%
• Equity multiple: 0.06×
• Total profit: $-106,271
• Equity at exit: $34,753

Cash invested: $112,546 (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 78013

• Home prices YoY: -11.5%
• Active inventory: 120
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,160 high
• Mortgage (P&I): −$2,108
• Tax est. 1.5%: −$502 /mo · $6,029/yr
• Insurance: −$167
• HOA: −$83
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $-364

Break-even live

Break-even rent $3,621

Max offer price $349,278

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-225	+0% $-364	+5% $-503	+10% $-642
Rent	-10% $-614	-5% $-489	+0% $-364	+5% $-239	+10% $-114
Rate	-1.0pp $-162	-0.5pp $-262	base $-364	+0.5pp $-468	+1.0pp $-574

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: $100,488
• Closing costs: $12,058
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Cactus Flower Boerne, TX	4.0	3.0	2667	$2,750	$1.03	3d	1	0.13mi
137 Saddle Horn Boerne, TX	4.0	2.5	2381	$2,645	$1.11	6d	1	0.19mi
204 Aspen Dr Boerne, TX	5.0	3.0	2434	$2,850	$1.17	45d	1	0.61mi
310 Barton Crk Boerne, TX	4.0	3.5	3395	$5,250	$1.55	12d	1	0.62mi
213 Champion Blvd Boerne, TX	4.0	3.5	3211	$3,500	$1.09	45d	1	0.66mi
154 Olmos Crk Boerne, TX	4.0	3.5	2776	$4,500	$1.62	45d	1	0.77mi
104 Vail Dr Boerne, TX	4.0	3.0	2066	$2,750	$1.33	45d	1	0.81mi
124 Escalera Cir Boerne, TX	4.0	3.5	2902	$3,600	$1.24	45d	1	0.85mi
113 Valencia Boerne, TX	4.0	3.0	2519	$3,600	$1.43	45d	1	1.07mi
115 La Cima Boerne, TX	4.0	3.0	2930	$3,750	$1.28	6d	1	1.18mi
109 Milagro Boerne, TX	4.0	3.0	2600	$3,795	$1.46	45d	1	1.24mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: waterlandscapingsecurity

Listing history 6 events

1. 2026-06-02
   status $401,950 Pending 73 DOM
2. 2026-06-01
   days on market $401,950 Active 73 DOM
3. 2026-05-31
   days on market $401,950 Active 72 DOM
4. 2026-04-04
   price $401,950 1815-char remark

   Show marketing remark (1815 chars)

   Introducing The Lombardi, a two-story home featured in our High Garden community in Comfort, TX. This floor plan offers 3 classic front exteriors, a 2-car garage, and a full yard landscaping and irrigation package ensuring that your home looks its best every single day. Inside this 5 bedroom, 2.5 bathroom home, you'll find 2539 square feet of open-concept living. A deep-set, covered porch (per plan) opens to a foyer, formal dining room, and powder room. A butler entry connects the dining room and spacious kitchen lined with abundant cabinetry and quartz-top counterspace. Classic white subway tile backsplash and stainless steel appliances are a perfect accent, and a kitchen island with a deep single basin kitchen sink faces the living room. The private main bedroom suite is located off the living room and features a luxurious garden bath tub, a separate walk-in shower with tile surround, double vanity sinks, ceramic tile flooring, a separate door for the toilet and a large walk-in closet. Head up the stairs and tour the second floor of your brand new home! A versatile loft area greets you at the top of the stairs, complete with quality carpet and tons of natural light. Your four secondary bedrooms are located off the loft and include carpet flooring and spacious walk-in closets. Additional features include 9-foot ceilings, 2-inch faux wood blinds throughout the home, luxury vinyl plank flooring in the entryway, living room, kitchen, and dining room, ceramic tile at all bathrooms and utility room, pre-plumb for water softener loop, and more! You'll enjoy added security in your new home with our Home is Connected features. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

5. 2026-03-20
   listed $409,000 New 1815-char remark

   Show marketing remark (1815 chars)

   Introducing The Lombardi, a two-story home featured in our High Garden community in Comfort, TX. This floor plan offers 3 classic front exteriors, a 2-car garage, and a full yard landscaping and irrigation package ensuring that your home looks its best every single day. Inside this 5 bedroom, 2.5 bathroom home, you'll find 2539 square feet of open-concept living. A deep-set, covered porch (per plan) opens to a foyer, formal dining room, and powder room. A butler entry connects the dining room and spacious kitchen lined with abundant cabinetry and quartz-top counterspace. Classic white subway tile backsplash and stainless steel appliances are a perfect accent, and a kitchen island with a deep single basin kitchen sink faces the living room. The private main bedroom suite is located off the living room and features a luxurious garden bath tub, a separate walk-in shower with tile surround, double vanity sinks, ceramic tile flooring, a separate door for the toilet and a large walk-in closet. Head up the stairs and tour the second floor of your brand new home! A versatile loft area greets you at the top of the stairs, complete with quality carpet and tons of natural light. Your four secondary bedrooms are located off the loft and include carpet flooring and spacious walk-in closets. Additional features include 9-foot ceilings, 2-inch faux wood blinds throughout the home, luxury vinyl plank flooring in the entryway, living room, kitchen, and dining room, ceramic tile at all bathrooms and utility room, pre-plumb for water softener loop, and more! You'll enjoy added security in your new home with our Home is Connected features. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

6. 2026-03-19
   listed $409,000 Active 1683-char remark

   Show marketing remark (1683 chars)

   Introducing The Lombardi, a two-story home featured in our High Garden community in Comfort, TX. This floor plan offers 3 classic front exteriors, and a 2-car garage. Inside this 5 bedroom, 2.5 bathroom home, you'll find 2539 square feet of open-concept living. A deep-set, covered porch (per plan) opens to a foyer, formal dining room, and powder room. A butler entry connects the dining room and spacious kitchen lined with abundant cabinetry and quartz-top counterspace. Classic white subway tile backsplash and stainless steel appliances are a perfect accent, and a kitchen island with a deep single basin kitchen sink faces the living room. The private main bedroom suite is located off the living room and features a luxurious garden bath tub, a separate walk-in shower with tile surround, double vanity sinks, ceramic tile flooring, a separate door for the toilet and a large walk-in closet. Head up the stairs and tour the second floor of your brand new home! A versatile loft area greets you at the top of the stairs, complete with quality carpet and tons of natural light. Your four secondary bedrooms are located off the loft and include carpet flooring and spacious walk-in closets. Additional features include 9-foot ceilings, 2-inch faux wood blinds throughout the home, luxury vinyl plank flooring in the entryway, living room, kitchen, and dining room, ceramic tile at all bathrooms and utility room, pre-plumb for water softener loop, and more! You'll enjoy added security in your new home with our Home is Connected features. Using one central hub that talks to all the devices in your home, you can control the thermostat and locks, all from your cellular device.

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

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 · 23 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: $37,926
• − Mortgage interest: −$22,515
• − Property taxes: −$6,029
• − Insurance: −$2,010
• − Repairs & maintenance: −$3,034
• − Management: −$3,034
• − HOA: −$996
• − Depreciation: −$11,693
• Taxable loss: −$11,386
• Est. tax savings @ 24.0%: +$2,733
• After-tax cash flow: $-1,635/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This two-story home in Boerne, TX is in excellent condition with a good condition score of 80. It features a well-maintained exterior, spacious interior, and modern finishes. The home is move-in ready and would benefit from minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale New flooring in bathrooms — Improves appearance and functionality
• Resale New kitchen appliances — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale New flooring in bathrooms — Improves appearance and functionality ↑
• Resale New kitchen appliances — Modernizes the kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 44,560
• Population (ZIP): 5,305

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 28% Two or more races 14%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 6% Lithuanian 3% Scottish 2%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 15% German/W. Germanic 1%

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: ▼ -30.19%
• Current HPI: 232.9018
• 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

-1.7% since first listed

3 events — show timeline

• 2026-04-04 Price Changed $401,950 LERA
• 2026-03-20 Listed $409,000 LERA
• 2026-03-19 Listed $409,000 CHCMLS