2841 SAN GABRIEL ST TX 78705
| Owner | SOOFIANI ARASH |
|---|---|
| Parcel ID | 0216010707 |
| Short ID | 210111 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 4,464 SF |
| Land SF | 6,450 SF |
| Acres | 0.148 |
| Year Built | 1961 |
| Legal | LOT 8 BLK 4 OLT 70 DIV D BYRNES JAMES SUBD |
| Neighborhood | Z40005 |
| Land | $541,333 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $541,333 |
| Improvement | $645,975 |
|---|---|
| Total Improvement | $645,975 |
| Market | $1,187,308 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,187,308 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,187,308 |
| Taxable Value | $1,187,308 |
|---|
Appreciation: Market value has risen +80.2% from $659,000 (2021) to $1,187,308 (2025), a CAGR of 15.9% 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 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $24,298. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 46% of market value ($541,333 land vs $645,975 improvements), about $84/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,187,308, 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 +16.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,945,550 by 2031, with an estimated annual tax burden around $42,268. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,464 SF | ✗ |
| 2ND | 2nd Floor | 2,232 SF | ✓ |
| 1ST | 1st Floor | 2,232 SF | ✓ |
| 512 | DECK UNCOVRED | 748 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 40 SF | ✗ |
| 251 | BATHROOM | 2 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% | $10,984.97 | $10,984.97 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,221.70 | $6,221.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,462.44 | $4,462.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,401.30 | $1,401.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,227.68 | $1,227.68 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,298.09 | $24,298.09 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $10,984.97 | 45.2% |
| CAT City of Austin | 0.5240% | $6,221.70 | 25.6% |
| TCO Travis County | 0.3758% | $4,462.44 | 18.4% |
| THD Travis Central Health | 0.1180% | $1,401.30 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,227.68 | 5.1% |
| Total | 2.0465% | $24,298.09 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,393,240 | $1,187,308 | +17.3% |
| Assessed Value | $1,393,240 | $1,187,308 | +17.3% |
| Land Value | $541,333 | $541,333 | +0.0% |
| Improvement Value | $851,907 | $645,975 | +31.9% |
| Taxable Value | $1,393,240 | $1,187,308 | +17.3% |
| Total Tax 2026 = estimate |
~$28,512
Estimated
|
~$24,298
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,393,240 | $541,333 | $851,907 | — | $1,393,240 | $1,393,240 | Not yet — post-cert | Preliminary |
| 2025 | $1,187,308 | $541,333 | $645,975 | — | $1,187,308 | $1,187,308 | ~$24,298 | Partial |
| 2024 | $1,596,499 | $600,000 | $996,499 | — | $1,596,499 | $1,596,499 | $31,640 | Verified |
| 2023 | $1,539,813 | $600,000 | $939,813 | — | $1,539,813 | $1,539,813 | $27,859 | Verified |
| 2022 | $1,716,688 | $600,000 | $1,116,688 | — | $1,716,688 | $1,716,688 | $33,903 | Verified |
| 2021 | $659,000 | $390,000 | $269,000 | — | $659,000 | $659,000 | $14,344 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.3% | +17.3% | ~100% | Not available | Partial |
| 2025 | -25.6% | -25.6% | ~100% | Not available | Partial |
| 2024 | +3.7% | +3.7% | ~100% | No billing data | Verified |
| 2023 | -10.3% | -10.3% | ~100% | No billing data | Verified |
| 2022 | +160.5% ! | +160.5% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +80.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +17.3% | +29.1% | +16.2% | +160.5% | 2022 | -25.6% | 2025 |
| 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 |
$24,298 | $26,409 | ~$36,353 | $33,903 | 2022 | $14,344 | 2021 |
Market value changed by 160% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,618,281 | ~$1,532,564 | ~2.0139% | ~$30,865 | +16.2% |
| 2028 | ~$1,879,672 | ~$1,685,820 | ~1.9814% | ~$33,403 | +34.9% |
| 2029 | ~$2,183,284 | ~$1,854,402 | ~1.9488% | ~$36,139 | +56.7% |
| 2030 | ~$2,535,936 | ~$2,039,843 | ~1.9163% | ~$39,089 | +82.0% |
| 2031 | ~$2,945,550 | ~$2,243,827 | ~1.8837% | ~$42,268 | +111.4% |
| 2027 | ~$1,590,417 | ~$1,532,564 | ~2.0465% | ~$31,364 | +14.2% |
| 2028 | ~$1,815,498 | ~$1,685,820 | ~2.0465% | ~$34,500 | +30.3% |
| 2029 | ~$2,072,435 | ~$1,854,402 | ~2.0465% | ~$37,950 | +48.7% |
| 2030 | ~$2,365,733 | ~$2,039,843 | ~2.0465% | ~$41,745 | +69.8% |
| 2031 | ~$2,700,541 | ~$2,243,827 | ~2.0465% | ~$45,920 | +93.8% |
| 2027 | ~$1,646,146 | ~$1,532,564 | ~1.9977% | ~$30,615 | +18.2% |
| 2028 | ~$1,944,961 | ~$1,685,820 | ~1.9488% | ~$32,854 | +39.6% |
| 2029 | ~$2,298,017 | ~$1,854,402 | ~1.9000% | ~$35,234 | +64.9% |
| 2030 | ~$2,715,162 | ~$2,039,843 | ~1.8512% | ~$37,761 | +94.9% |
| 2031 | ~$3,208,029 | ~$2,243,827 | ~1.8024% | ~$40,442 | +130.3% |
In 2025, this property's market value of $1,187,308 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — +129% 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 | $1,187,308 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $1,596,499 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $1,539,813 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $1,716,688 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $659,000 | $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 | — |