LAKE SHORE DR TX 78746
| Owner | EMERALD APARTMENT LIMITED |
|---|---|
| Parcel ID | 0117110204 |
| Short ID | 117287 |
| Type | Real |
| Use Code | 03 Triplex |
| Valuation | Income |
| Improvement SF | 3,458 SF |
| Land SF | 66,124 SF |
| Acres | 1.518 |
| Year Built | 1950 |
| Legal | ABS 21 SUR 1 SPARKS W ACR 1.518 |
| Neighborhood | M5705 |
| Land | $1,360,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,360,800 |
| Improvement | $68,610 |
|---|---|
| Total Improvement | $68,610 |
| Market | $1,429,410 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,429,410 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,429,410 |
| Taxable Value | $1,429,410 |
|---|
Appreciation: Market value has risen +72.2% from $830,000 (2021) to $1,429,410 (2025), a CAGR of 14.6% over 4 years. This is strong appreciation — well above typical inflation. 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 4 taxing entities is 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $20,038. Eanes ISD is the largest single contributor, at 59.4% 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 95% of market value ($1,360,800 land vs $68,610 improvements), about $21/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 $1,429,410, 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 +11.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,376,949 by 2031, with an estimated annual tax burden around $25,807. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 3,458 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,458 SF | ✗ |
| 612 | TERRACE UNCOVERD | 1,308 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 474 SF | ✗ |
| 581 | STORAGE ATT | 390 SF | ✓ |
| 251 | BATHROOM | 6 SF | ✓ |
| 522 | FIREPLACE | 6 SF | ✓ |
| 472 | BOAT DK STA COV | 1 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $11,895.55 | $11,895.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,372.37 | $5,372.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,687.03 | $1,687.03 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,083.49 | $1,083.49 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $20,038.44 | $20,038.44 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $11,895.55 | 59.4% |
| TCO Travis County | 0.3758% | $5,372.37 | 26.8% |
| THD Travis Central Health | 0.1180% | $1,687.03 | 8.4% |
| E09 Travis County ESD # 09 | 0.0758% | $1,083.49 | 5.4% |
| Total | 1.4019% | $20,038.44 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,404,588 | $1,429,410 | -1.7% |
| Assessed Value | $1,404,588 | $1,429,410 | -1.7% |
| Land Value | $1,178,850 | $1,360,800 | -13.4% |
| Improvement Value | $225,738 | $68,610 | +229.0% |
| Taxable Value | $1,404,588 | $1,429,410 | -1.7% |
| Total Tax 2026 = estimate |
~$19,690
Estimated
|
~$20,038
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,404,588 | $1,178,850 | $225,738 | — | $1,404,588 | $1,404,588 | Not yet — post-cert | Preliminary |
| 2025 | $1,429,410 | $1,360,800 | $68,610 | — | $1,429,410 | $1,429,410 | ~$20,038 | Partial |
| 2024 | $1,453,461 | $1,352,000 | $101,461 | — | $1,453,461 | $1,453,461 | $20,478 | Verified |
| 2023 | $1,243,126 | $1,352,000 | — | — | $1,243,126 | $1,243,126 | $16,992 | Verified |
| 2022 | $1,243,126 | $1,352,000 | — | — | $1,243,126 | $1,243,126 | $18,574 | Verified |
| 2021 | $830,000 | $760,500 | $69,500 | — | $830,000 | $830,000 | $13,369 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.7% | -1.7% | ~100% | Not available | Partial |
| 2025 | -1.7% | -1.7% | ~100% | Not available | Partial |
| 2024 | +16.9% | +16.9% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +49.8% | +49.8% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +72.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.7% | +12.7% | +11.1% | +49.8% | 2022 | -1.7% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.4000% | 1.4000% | — | 1.4000% | 2025 | 1.4000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,038 | $17,890 | ~$23,305 | $20,478 | 2024 | $13,369 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,560,426 | ~$1,545,047 | ~1.3497% | ~$20,853 | +11.1% |
| 2028 | ~$1,733,554 | ~$1,699,551 | ~1.2975% | ~$22,051 | +23.4% |
| 2029 | ~$1,925,890 | ~$1,869,507 | ~1.2453% | ~$23,280 | +37.1% |
| 2030 | ~$2,139,566 | ~$2,056,457 | ~1.1931% | ~$24,535 | +52.3% |
| 2031 | ~$2,376,949 | ~$2,262,103 | ~1.1409% | ~$25,807 | +69.2% |
| 2027 | ~$1,532,334 | ~$1,532,334 | ~1.4019% | ~$21,481 | +9.1% |
| 2028 | ~$1,671,698 | ~$1,671,698 | ~1.4019% | ~$23,435 | +19.0% |
| 2029 | ~$1,823,738 | ~$1,823,738 | ~1.4019% | ~$25,566 | +29.8% |
| 2030 | ~$1,989,605 | ~$1,989,605 | ~1.4019% | ~$27,892 | +41.7% |
| 2031 | ~$2,170,558 | ~$2,170,558 | ~1.4019% | ~$30,428 | +54.5% |
| 2027 | ~$1,588,518 | ~$1,545,047 | ~1.3236% | ~$20,450 | +13.1% |
| 2028 | ~$1,796,533 | ~$1,699,551 | ~1.2453% | ~$21,164 | +27.9% |
| 2029 | ~$2,031,787 | ~$1,869,507 | ~1.1670% | ~$21,816 | +44.7% |
| 2030 | ~$2,297,848 | ~$2,056,457 | ~1.0887% | ~$22,388 | +63.6% |
| 2031 | ~$2,598,749 | ~$2,262,103 | ~1.0103% | ~$22,855 | +85.0% |
In 2025, this property's market value of $1,429,410 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — +175% 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 | $1,429,410 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $1,453,461 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $1,243,126 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $1,243,126 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $830,000 | $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 | — |