3218 GONZALES ST TX 78702
| Owner | GUTHRIE PROPERTY OWNER LP |
|---|---|
| Parcel ID | 0204140408 |
| Short ID | 192427 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 236,503 SF |
| Land SF | 318,321 SF |
| Acres | 7.308 |
| Year Built | 2019 |
| Legal | 6.3873 AC OF LT 1-2, LT 2-6 & S135' & .1369 AC OF N 65' OF LT 1 & .3156 AC OF LT 7-8 RSB OF LT 3-6 BLK 3 LATTIMORE SUBD & ACR 3.002 OLT 28 DIV D & N 100.39FT OF LT 7-8 BLK 1 OLT 18 DIV A EDEN ACRES |
| Neighborhood | 08EC |
| Land | $17,507,663 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $17,507,663 |
| Improvement | $69,362,337 |
|---|---|
| Total Improvement | $69,362,337 |
| Market | $86,870,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $86,870,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $86,870,000 |
| Taxable Value | $86,870,000 |
|---|
Appreciation: Market value has risen +7.1% from $81,100,000 (2021) to $86,870,000 (2025), a CAGR of 1.7% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $1,777,782. 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 20% of market value ($17,507,663 land vs $69,362,337 improvements), about $55/SF of land. Most value sits in the improvements, so building condition, age (~7 yrs), and rent roll drive the underwriting.
Submarket Position: At $86,870,000, 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 -0.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $74,251,048 by 2031, with an estimated annual tax burden around $1,398,699. 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 | 236,503 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% | $779,573.52 | $779,573.52 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $441,536.72 | $441,536.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $316,687.00 | $316,687.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $99,446.18 | $99,446.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $87,124.84 | $87,124.84 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,724,368.26 | $1,724,368.26 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $779,573.52 | 45.2% |
| CAT City of Austin | 0.5240% | $441,536.72 | 25.6% |
| TCO Travis County | 0.3758% | $316,687.00 | 18.4% |
| THD Travis Central Health | 0.1180% | $99,446.18 | 5.8% |
| ACT Austin Community College | 0.1034% | $87,124.84 | 5.1% |
| Total | 2.0465% | $1,724,368.26 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $77,600,000 | $86,870,000 | -10.7% |
| Assessed Value | $77,600,000 | $86,870,000 | -10.7% |
| Land Value | $17,507,663 | $17,507,663 | +0.0% |
| Improvement Value | $60,092,337 | $69,362,337 | -13.4% |
| Taxable Value | $77,600,000 | $86,870,000 | -10.7% |
| Total Tax 2026 = estimate |
~$1,588,072
Estimated
|
~$1,724,368
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $77,600,000 | $17,507,663 | $60,092,337 | — | $77,600,000 | $77,600,000 | Not yet — post-cert | Preliminary |
| 2025 | $86,870,000 | $17,507,663 | $69,362,337 | — | $86,870,000 | $86,870,000 | ~$1,724,368 | Partial |
| 2024 | $88,750,000 | $17,507,663 | $71,242,337 | — | $88,750,000 | $88,750,000 | $1,693,982 | Verified |
| 2023 | $98,700,000 | $15,916,057 | $82,783,943 | — | $98,700,000 | $98,700,000 | $1,671,113 | Verified |
| 2022 | $93,900,000 | $15,916,057 | $77,983,943 | — | $93,900,000 | $93,900,000 | $1,741,879 | Verified |
| 2021 | $81,100,000 | $15,916,058 | $65,183,942 | — | $81,100,000 | $81,100,000 | $1,657,549 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.7% | -10.7% | ~100% | Not available | Partial |
| 2025 | -2.1% | -2.1% | ~100% | Not available | Partial |
| 2024 | -10.1% | -10.1% | ~100% | No billing data | Verified |
| 2023 | +5.1% | +5.1% | ~100% | No billing data | Verified |
| 2022 | +15.8% | +15.8% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.7% | -0.4% | -0.9% | +15.8% | 2022 | -10.7% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.9900% | 1.9900% | — | 1.9900% | 2025 | 1.9900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,724,368 | $1,697,778 | ~$1,473,344 | $1,741,879 | 2022 | $1,657,549 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$76,918,339 | ~$76,918,339 | ~2.0139% | ~$1,549,087 | -0.9% |
| 2028 | ~$76,242,665 | ~$76,242,665 | ~1.9814% | ~$1,510,663 | -1.7% |
| 2029 | ~$75,572,927 | ~$75,572,927 | ~1.9488% | ~$1,472,795 | -2.6% |
| 2030 | ~$74,909,072 | ~$74,909,072 | ~1.9163% | ~$1,435,476 | -3.5% |
| 2031 | ~$74,251,048 | ~$74,251,048 | ~1.8837% | ~$1,398,699 | -4.3% |
| 2027 | ~$75,366,339 | ~$75,366,339 | ~2.0465% | ~$1,542,361 | -2.9% |
| 2028 | ~$73,196,971 | ~$73,196,971 | ~2.0465% | ~$1,497,965 | -5.7% |
| 2029 | ~$71,090,048 | ~$71,090,048 | ~2.0465% | ~$1,454,847 | -8.4% |
| 2030 | ~$69,043,771 | ~$69,043,771 | ~2.0465% | ~$1,412,970 | -11.0% |
| 2031 | ~$67,056,395 | ~$67,056,395 | ~2.0465% | ~$1,372,299 | -13.6% |
| 2027 | ~$78,470,339 | ~$78,470,339 | ~1.9977% | ~$1,567,572 | +1.1% |
| 2028 | ~$79,350,439 | ~$79,350,439 | ~1.9488% | ~$1,546,413 | +2.3% |
| 2029 | ~$80,240,409 | ~$80,240,409 | ~1.9000% | ~$1,524,581 | +3.4% |
| 2030 | ~$81,140,362 | ~$81,140,362 | ~1.8512% | ~$1,502,066 | +4.6% |
| 2031 | ~$82,050,408 | ~$82,050,408 | ~1.8024% | ~$1,478,853 | +5.7% |
In 2025, this property's market value of $86,870,000 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — 167× 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 | $86,870,000 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $88,750,000 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $98,700,000 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $93,900,000 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $81,100,000 | $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 | — |