1109 SHADY LN TX 78721
| Owner | SL4 AIRPORT LP |
|---|---|
| Parcel ID | 0203180132 |
| Short ID | 944105 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 183,150 SF |
| Land SF | 110,730 SF |
| Acres | 2.542 |
| Year Built | 2022 |
| Legal | LOT 1A SHADY LANE RETAIL RSB OF LOT 1 |
| Neighborhood | 1EA1 |
| Land | $6,643,771 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,643,771 |
| Improvement | $51,666,229 |
|---|---|
| Total Improvement | $51,666,229 |
| Market | $58,310,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $58,310,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $58,310,000 |
| Taxable Value | $58,310,000 |
|---|
Appreciation: Market value has risen +2006.4% from $2,768,238 (2021) to $58,310,000 (2025), a CAGR of 114.2% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $1,193,305. 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 11% of market value ($6,643,771 land vs $51,666,229 improvements), about $60/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $58,310,000, 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 +80.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $990,744,618 by 2031, with an estimated annual tax burden around $1,588,794. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 183,150 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% | $539,484.12 | $539,484.12 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $305,554.31 | $305,554.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $219,155.22 | $219,155.22 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $68,819.21 | $68,819.21 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $60,292.54 | $60,292.54 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,193,305.40 | $1,193,305.40 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $539,484.12 | 45.2% |
| CAT City of Austin | 0.5240% | $305,554.31 | 25.6% |
| TCO Travis County | 0.3758% | $219,155.22 | 18.4% |
| THD Travis Central Health | 0.1180% | $68,819.21 | 5.8% |
| ACT Austin Community College | 0.1034% | $60,292.54 | 5.1% |
| Total | 2.0465% | $1,193,305.40 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $52,370,000 | $58,310,000 | -10.2% |
| Assessed Value | $52,370,000 | $58,310,000 | -10.2% |
| Land Value | $6,643,771 | $6,643,771 | +0.0% |
| Improvement Value | $45,726,229 | $51,666,229 | -11.5% |
| Taxable Value | $52,370,000 | $58,310,000 | -10.2% |
| Total Tax 2026 = estimate |
~$1,071,744
Estimated
|
~$1,193,305
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $52,370,000 | $6,643,771 | $45,726,229 | — | $52,370,000 | $52,370,000 | Not yet — post-cert | Preliminary |
| 2025 | $58,310,000 | $6,643,771 | $51,666,229 | — | $58,310,000 | $58,310,000 | ~$1,193,305 | Partial |
| 2024 | $34,633,487 | $6,643,771 | $27,989,716 | — | $34,633,487 | $34,633,487 | $686,371 | Verified |
| 2023 | $10,667,577 | $6,643,771 | $4,023,806 | — | $10,667,577 | $10,667,577 | $193,003 | Verified |
| 2022 | $2,712,873 | $3,321,886 | — | — | $2,712,873 | $2,712,873 | $53,577 | Verified |
| 2021 | $2,768,238 | $2,768,238 | — | — | $2,768,238 | $2,768,238 | $59,051 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.2% | -10.2% | ~100% | Not available | Partial |
| 2025 | +68.4% | +68.4% | ~100% | Not available | Partial |
| 2024 | +224.7% ! | +224.7% | ~100% | No billing data | Verified |
| 2023 | +293.2% ! | +293.2% | ~100% | No billing data | Verified |
| 2022 | -2.0% | -2.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2006.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.2% | +114.8% | +80.0% | +293.2% | 2023 | -10.2% | 2026 |
| 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 |
$1,193,305 | $437,061 | ~$1,366,453 | $1,193,305 | 2025 | $53,577 | 2022 |
Market value changed by 293% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$94,288,430 | ~$57,607,000 | ~2.0139% | ~$1,160,168 | +80.0% |
| 2028 | ~$169,759,557 | ~$63,367,700 | ~1.9814% | ~$1,255,560 | +224.2% |
| 2029 | ~$305,639,910 | ~$69,704,470 | ~1.9488% | ~$1,358,428 | +483.6% |
| 2030 | ~$550,282,741 | ~$76,674,917 | ~1.9163% | ~$1,469,315 | +950.8% |
| 2031 | ~$990,744,618 | ~$84,342,409 | ~1.8837% | ~$1,588,794 | +1791.8% |
| 2027 | ~$93,241,030 | ~$57,607,000 | ~2.0465% | ~$1,178,919 | +78.0% |
| 2028 | ~$166,008,968 | ~$63,367,700 | ~2.0465% | ~$1,296,810 | +217.0% |
| 2029 | ~$295,567,063 | ~$69,704,470 | ~2.0465% | ~$1,426,492 | +464.4% |
| 2030 | ~$526,235,963 | ~$76,674,917 | ~2.0465% | ~$1,569,141 | +904.8% |
| 2031 | ~$936,925,398 | ~$84,342,409 | ~2.0465% | ~$1,726,055 | +1689.0% |
| 2027 | ~$95,335,830 | ~$57,607,000 | ~1.9977% | ~$1,150,793 | +82.0% |
| 2028 | ~$173,552,042 | ~$63,367,700 | ~1.9488% | ~$1,234,935 | +231.4% |
| 2029 | ~$315,939,048 | ~$69,704,470 | ~1.9000% | ~$1,324,397 | +503.3% |
| 2030 | ~$575,144,383 | ~$76,674,917 | ~1.8512% | ~$1,419,401 | +998.2% |
| 2031 | ~$1,047,009,108 | ~$84,342,409 | ~1.8024% | ~$1,520,163 | +1899.3% |
In 2025, this property's market value of $58,310,000 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — 112× 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 | $58,310,000 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $34,633,487 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $10,667,577 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $2,712,873 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $2,768,238 | $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 | — |