713 CAROLYN AVE TX 78705
| Owner | FRIO PROPERTY LTD |
|---|---|
| Parcel ID | 0216070401 |
| Short ID | 210560 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,848 SF |
| Land SF | 7,101 SF |
| Acres | 0.163 |
| Year Built | 1939 |
| Legal | LOT 12 BLK 11 OLT 7&8 DIV C HARPER W A SUBD |
| Neighborhood | Z64005 |
| Land | $544,259 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $544,259 |
| Improvement | $83,260 |
|---|---|
| Total Improvement | $83,260 |
| Market | $627,519 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $627,519 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $627,519 |
| Taxable Value | $627,519 |
|---|
Appreciation: Market value has risen +4.8% from $598,500 (2021) to $627,519 (2025), a CAGR of 1.2% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $12,842. 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 87% of market value ($544,259 land vs $83,260 improvements), about $77/SF of land. With value concentrated in the land under a ~87-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 $627,519, this parcel sits in the upper-middle (50th–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 +7.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,247,067 by 2031, with an estimated annual tax burden around $21,688. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,848 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,848 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% | $5,511.68 | $5,511.68 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,121.72 | $3,121.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,239.01 | $2,239.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $703.10 | $703.10 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $615.98 | $615.98 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,191.49 | $12,191.49 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $5,511.68 | 45.2% |
| CAT City of Austin | 0.5240% | $3,121.72 | 25.6% |
| TCO Travis County | 0.3758% | $2,239.01 | 18.4% |
| THD Travis Central Health | 0.1180% | $703.10 | 5.8% |
| ACT Austin Community College | 0.1034% | $615.98 | 5.1% |
| Total | 2.0465% | $12,191.49 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $863,927 | $627,519 | +37.7% |
| Assessed Value | $714,874 | $627,519 | +13.9% |
| Land Value | $525,880 | $544,259 | -3.4% |
| Improvement Value | $338,047 | $83,260 | +306.0% |
| Taxable Value | $714,874 | $627,519 | +13.9% |
| HS Cap Loss | -$149,053 | — | |
| Total Tax 2026 = estimate |
~$14,630
Estimated
|
~$12,191
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $863,927 | $525,880 | $338,047 | −$149,053 | $714,874 | $714,874 | Not yet — post-cert | Preliminary |
| 2025 | $627,519 | $544,259 | $83,260 | — | $627,519 | $627,519 | ~$12,191 | Partial |
| 2024 | $675,000 | $750,000 | — | — | $675,000 | $675,000 | $13,377 | Verified |
| 2023 | $598,135 | $350,000 | $248,135 | — | $598,135 | $598,135 | $10,822 | Verified |
| 2022 | $670,329 | $350,000 | $320,329 | — | $670,329 | $670,329 | $13,238 | Verified |
| 2021 | $598,500 | $325,000 | $273,500 | — | $598,500 | $598,500 | $13,027 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +37.7% | +13.9% | 82.8% | Not available | Partial |
| 2025 | -7.0% | -7.0% | ~100% | Not available | Partial |
| 2024 | +12.9% | +12.9% | ~100% | No billing data | Verified |
| 2023 | -10.8% | -10.8% | ~100% | No billing data | Verified |
| 2022 | +12.0% | +12.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +37.7% | +9.0% | +7.6% | +37.7% | 2026 | -10.8% | 2023 |
| Assessment Ratio | 82.7% | 97.1% | — | 100.0% | 2021 | 82.7% | 2026 |
| Effective Tax Rate (2025) | 1.9400% | 1.9400% | — | 1.9400% | 2025 | 1.9400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$12,191 | $12,531 | ~$18,653 | $13,377 | 2024 | $10,822 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$929,736 | ~$786,361 | ~2.0139% | ~$15,837 | +7.6% |
| 2028 | ~$1,000,558 | ~$864,998 | ~1.9814% | ~$17,139 | +15.8% |
| 2029 | ~$1,076,775 | ~$951,497 | ~1.9488% | ~$18,543 | +24.6% |
| 2030 | ~$1,158,797 | ~$1,046,647 | ~1.9163% | ~$20,057 | +34.1% |
| 2031 | ~$1,247,067 | ~$1,151,312 | ~1.8837% | ~$21,688 | +44.3% |
| 2027 | ~$912,457 | ~$786,361 | ~2.0465% | ~$16,093 | +5.6% |
| 2028 | ~$963,714 | ~$864,998 | ~2.0465% | ~$17,702 | +11.6% |
| 2029 | ~$1,017,850 | ~$951,497 | ~2.0465% | ~$19,472 | +17.8% |
| 2030 | ~$1,075,027 | ~$1,046,647 | ~2.0465% | ~$21,419 | +24.4% |
| 2031 | ~$1,135,416 | ~$1,135,416 | ~2.0465% | ~$23,236 | +31.4% |
| 2027 | ~$947,014 | ~$786,361 | ~1.9977% | ~$15,709 | +9.6% |
| 2028 | ~$1,038,093 | ~$864,998 | ~1.9488% | ~$16,857 | +20.2% |
| 2029 | ~$1,137,931 | ~$951,497 | ~1.9000% | ~$18,079 | +31.7% |
| 2030 | ~$1,247,370 | ~$1,046,647 | ~1.8512% | ~$19,375 | +44.4% |
| 2031 | ~$1,367,335 | ~$1,151,312 | ~1.8024% | ~$20,751 | +58.3% |
In 2025, this property's market value of $627,519 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12570 comparable) — +21% 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 | $627,519 | $438,150 | $519,086 | $747,031 | ↑ Above median | -7.5% |
| 2024 | $675,000 | $467,312 | $564,206 | $847,583 | ↑ Above median | -6.3% |
| 2023 | $598,135 | $503,694 | $616,727 | $918,308 | ↓ Below median | +0.9% |
| 2022 | $670,329 | $506,269 | $614,560 | $904,074 | ↑ Above median | +39.0% |
| 2021 | $598,500 | $353,349 | $436,046 | $657,886 | ↑ Above median | 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 | — |