1606 ETHRIDGE AVE TX 78703
| Owner | BONER RICHARD & SUSAN PRYOR |
|---|---|
| Parcel ID | 0117021113 |
| Short ID | 116681 |
| Type | Real |
| Use Code | 03 Triplex |
| Valuation | Income |
| Improvement SF | 2,394 SF |
| Land SF | 7,525 SF |
| Acres | 0.173 |
| Year Built | 1950 |
| Legal | LOT 10-A PEMBERTON HEIGHTS SEC 10 AMENDED PLAT OF LOTS 9&10 BLK 30 |
| Neighborhood | Z320005 |
| Land | $1,025,409 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,025,409 |
| Improvement | $174,591 |
|---|---|
| Total Improvement | $174,591 |
| Market | $1,200,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,200,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,200,000 |
| Taxable Value | $1,200,000 |
|---|
Appreciation: Market value has risen +19.4% from $1,005,000 (2021) to $1,200,000 (2025), a CAGR of 4.5% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2021→2022), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +19.0%, so this parcel has outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $24,558. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Multi-family residential. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 85% of market value ($1,025,409 land vs $174,591 improvements), about $136/SF of land. With value concentrated in the land under a ~76-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,200,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,086 (P25 $438,150 / P75 $747,031, n=12,570). Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +5.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,698,866 by 2031, with an estimated annual tax burden around $32,002. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,394 SF | ✗ |
| 2ND | 2nd Floor | 1,516 SF | ✓ |
| 1ST | 1st Floor | 878 SF | ✓ |
| 051 | CARPORT DET 1ST | 800 SF | ✗ |
| 031 | GARAGE DET 1ST F | 638 SF | ✓ |
| 612 | TERRACE UNCOVERD | 41 SF | ✗ |
| SO | Sketch Only | 41 SF | ✗ |
| 251 | BATHROOM | 3 SF | ✓ |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $11,102.40 | $11,102.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,288.20 | $6,288.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,510.14 | $4,510.14 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,416.28 | $1,416.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,240.80 | $1,240.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,557.82 | $24,557.82 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $11,102.40 | 45.2% |
| CAT City of Austin | 0.5240% | $6,288.20 | 25.6% |
| TCO Travis County | 0.3758% | $4,510.14 | 18.4% |
| THD Travis Central Health | 0.1180% | $1,416.28 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,240.80 | 5.1% |
| Total | 2.0465% | $24,557.82 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,306,660 | $1,200,000 | +8.9% |
| Assessed Value | $1,306,660 | $1,200,000 | +8.9% |
| Land Value | $913,114 | $1,025,409 | -11.0% |
| Improvement Value | $393,546 | $174,591 | +125.4% |
| Taxable Value | $1,306,660 | $1,200,000 | +8.9% |
| Total Tax 2026 = estimate |
~$26,741
Estimated
|
~$24,558
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,306,660 | $913,114 | $393,546 | — | $1,306,660 | $1,306,660 | Not yet — post-cert | Preliminary |
| 2025 | $1,200,000 | $1,025,409 | $174,591 | — | $1,200,000 | $1,200,000 | ~$24,558 | Partial |
| 2024 | $1,200,000 | $1,000,000 | $200,000 | — | $1,200,000 | $1,200,000 | $23,782 | Verified |
| 2023 | $1,153,194 | $950,000 | $203,194 | — | $1,153,194 | $1,153,194 | $20,864 | Verified |
| 2022 | $1,276,400 | $950,000 | $326,400 | — | $1,276,400 | $1,276,400 | $25,208 | Verified |
| 2021 | $1,005,000 | $712,500 | $292,500 | — | $1,005,000 | $1,005,000 | $21,876 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.9% | +8.9% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +4.1% | +4.1% | ~100% | No billing data | Verified |
| 2023 | -9.7% | -9.7% | ~100% | No billing data | Verified |
| 2022 | +27.0% | +27.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +19.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.9% | +6.1% | +5.4% | +27.0% | 2022 | -9.7% | 2023 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$24,558 | $23,257 | ~$29,838 | $25,208 | 2022 | $20,864 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,377,089 | ~$1,377,089 | ~2.0139% | ~$27,734 | +5.4% |
| 2028 | ~$1,451,313 | ~$1,451,313 | ~1.9814% | ~$28,756 | +11.1% |
| 2029 | ~$1,529,539 | ~$1,529,539 | ~1.9488% | ~$29,808 | +17.1% |
| 2030 | ~$1,611,981 | ~$1,611,981 | ~1.9163% | ~$30,890 | +23.4% |
| 2031 | ~$1,698,866 | ~$1,698,866 | ~1.8837% | ~$32,002 | +30.0% |
| 2027 | ~$1,350,955 | ~$1,350,955 | ~2.0465% | ~$27,647 | +3.4% |
| 2028 | ~$1,396,753 | ~$1,396,753 | ~2.0465% | ~$28,584 | +6.9% |
| 2029 | ~$1,444,102 | ~$1,444,102 | ~2.0465% | ~$29,553 | +10.5% |
| 2030 | ~$1,493,057 | ~$1,493,057 | ~2.0465% | ~$30,555 | +14.3% |
| 2031 | ~$1,543,671 | ~$1,543,671 | ~2.0465% | ~$31,591 | +18.1% |
| 2027 | ~$1,403,222 | ~$1,403,222 | ~1.9977% | ~$28,032 | +7.4% |
| 2028 | ~$1,506,920 | ~$1,506,920 | ~1.9488% | ~$29,367 | +15.3% |
| 2029 | ~$1,618,281 | ~$1,618,281 | ~1.9000% | ~$30,748 | +23.8% |
| 2030 | ~$1,737,871 | ~$1,737,871 | ~1.8512% | ~$32,171 | +33.0% |
| 2031 | ~$1,866,299 | ~$1,866,299 | ~1.8024% | ~$33,638 | +42.8% |
In 2025, this property's market value of $1,200,000 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — +131% above the county median of $519,086. Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $1,200,000 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $1,200,000 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $1,153,194 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $1,276,400 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $1,005,000 | $353,349 | $436,046 | $657,886 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |