SYNDICATE RD 78653
| Owner | AWSHAH FARHAN & FADYAH R ABULAWI |
|---|---|
| Parcel ID | 0252431110 |
| Short ID | 957748 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 4,151 SF |
| Acres | 0.095 |
| Year Built | — |
| Legal | EASTVILLAGE SINGLE FAMILY PHS 4 BLK I LOT 6 |
| Neighborhood | A5850 |
| Land | $90,504 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $90,504 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $72,403 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $72,403 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $72,403 |
| Taxable Value | $72,403 |
|---|
Appreciation: Market value has risen +189.6% from $25,000 (2022) to $72,403 (2025), a CAGR of 42.5% over 3 years. This is strong appreciation — well above typical inflation. 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 Land/Vacant parcel countywide rose +53.5%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2027% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,595. Manor ISD is the largest single contributor, at 49.1% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 125% of market value ($90,504 land vs $0 improvements), about $22/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $72,403, this parcel sits in the lower-middle (25th–50th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +99.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $12,426,939 by 2031, with an estimated annual tax burden around $232,672. 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.
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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $782.97 | $782.97 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $379.40 | $379.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $272.12 | $272.12 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $85.45 | $85.45 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $74.86 | $74.86 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $1,594.80 | $1,594.80 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IMA Manor ISD | 1.0814% | $782.97 | 49.1% |
| CAT City of Austin | 0.5240% | $379.40 | 23.8% |
| TCO Travis County | 0.3758% | $272.12 | 17.1% |
| THD Travis Central Health | 0.1180% | $85.45 | 5.4% |
| ACT Austin Community College | 0.1034% | $74.86 | 4.7% |
| Total | 2.2027% | $1,594.80 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $394,776 | $72,403 | +445.2% |
| Assessed Value | $394,776 | $72,403 | +445.2% |
| Land Value | $97,171 | $90,504 | +7.4% |
| Improvement Value | $297,605 | — | — |
| Taxable Value | $394,776 | $72,403 | +445.2% |
| Total Tax 2026 = estimate |
~$8,696
Estimated
|
~$1,595
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $394,776 | $97,171 | $297,605 | — | $394,776 | $394,776 | Not yet — post-cert | Preliminary |
| 2025 | $72,403 | $90,504 | — | — | $72,403 | $72,403 | ~$1,595 | Partial |
| 2024 | $72,000 | $90,000 | — | — | $72,000 | $72,000 | $1,521 | Verified |
| 2023 | $25,000 | $25,000 | — | — | $25,000 | $25,000 | $509 | Verified |
| 2022 | $25,000 | $25,000 | — | — | $25,000 | $25,000 | $583 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +445.2% ! | +445.2% | ~100% | Not available | Partial |
| 2025 | +0.6% | +0.6% | ~100% | Not available | Partial |
| 2024 | +188.0% ! | +188.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +189.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +445.2% | +158.4% | +99.3% | +445.2% | 2026 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2022 | 100.0% | 2022 |
| Effective Tax Rate (2025) | 2.2000% | 2.2000% | — | 2.2000% | 2025 | 2.2000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,595 | $1,052 | ~$93,098 | $1,595 | 2025 | $509 | 2023 |
Market value changed by 188% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$786,961 | ~$786,961 | ~2.1366% | ~$16,814 | +99.3% |
| 2028 | ~$1,568,759 | ~$1,568,759 | ~2.0705% | ~$32,482 | +297.4% |
| 2029 | ~$3,127,223 | ~$3,127,223 | ~2.0045% | ~$62,684 | +692.2% |
| 2030 | ~$6,233,924 | ~$6,233,924 | ~1.9384% | ~$120,838 | +1479.1% |
| 2031 | ~$12,426,939 | ~$12,426,939 | ~1.8723% | ~$232,672 | +3047.8% |
| 2027 | ~$779,066 | ~$779,066 | ~2.2027% | ~$17,160 | +97.3% |
| 2028 | ~$1,537,438 | ~$1,537,438 | ~2.2027% | ~$33,865 | +289.4% |
| 2029 | ~$3,034,038 | ~$3,034,038 | ~2.2027% | ~$66,830 | +668.5% |
| 2030 | ~$5,987,486 | ~$5,987,486 | ~2.2027% | ~$131,885 | +1416.7% |
| 2031 | ~$11,815,930 | ~$11,815,930 | ~2.2027% | ~$260,268 | +2893.1% |
| 2027 | ~$794,857 | ~$794,857 | ~2.1036% | ~$16,720 | +101.3% |
| 2028 | ~$1,600,395 | ~$1,600,395 | ~2.0045% | ~$32,079 | +305.4% |
| 2029 | ~$3,222,296 | ~$3,222,296 | ~1.9054% | ~$61,396 | +716.2% |
| 2030 | ~$6,487,892 | ~$6,487,892 | ~1.8062% | ~$117,187 | +1543.4% |
| 2031 | ~$13,062,966 | ~$13,062,966 | ~1.7071% | ~$223,002 | +3209.0% |
In 2025, this property's market value of $72,403 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -14% below the county median of $84,423. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $72,403 | $24,862 | $84,423 | $362,804 | ↓ Below median | +2.1% |
| 2024 | $72,000 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $25,000 | $24,692 | $71,500 | $270,000 | ↓ Below median | +0.0% |
| 2022 | $25,000 | $15,000 | $55,000 | $180,000 | ↓ Below median | +100.0% |
| 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 | 2022–2024 | 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 | 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 | — |