13251 DESSAU RD TX 78754
| Owner | HOUSING AUTHORITY OF COA |
|---|---|
| Parcel ID | 0259310502 |
| Short ID | 934671 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 194,700 SF |
| Land SF | 517,057 SF |
| Acres | 11.870 |
| Year Built | 2022 |
| Legal | ABS 164 SUR 70 CUSHING S ACR 11.87 |
| Neighborhood | 08NE |
| Land | $6,721,744 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,721,744 |
| Improvement | $48,918,560 |
|---|---|
| Total Improvement | $48,918,560 |
| Market | $55,640,304 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $55,640,304 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $55,640,304 |
| Taxable Value | $55,640,304 |
|---|
Appreciation: Market value has risen +1532.5% from $3,408,369 (2021) to $55,640,304 (2025), a CAGR of 101.0% 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.
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 12% of market value ($6,721,744 land vs $48,918,560 improvements), about $13/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $55,640,304, 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 +66.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $551,244,657 by 2031, with an estimated annual tax burden around $0. 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 | 194,700 SF | ✓ |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $43,345,648 | $55,640,304 | -22.1% |
| Assessed Value | $43,345,648 | $55,640,304 | -22.1% |
| Land Value | $6,721,744 | $6,721,744 | +0.0% |
| Improvement Value | $36,623,904 | $48,918,560 | -25.1% |
| Taxable Value | — | — | — |
| Exemptions | — | F | |
| Total Tax | Pending certification | — | |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $43,345,648 | $6,721,744 | $36,623,904 | — | $43,345,648 | $— | Not yet — post-cert | Preliminary |
| 2025 | $55,640,304 | $6,721,744 | $48,918,560 | — | $55,640,304 | $— | not in county billing file Why? | Partial |
| 2024 | $57,480,695 | $6,721,744 | $50,758,951 | — | $57,480,695 | $— | not in county billing file Why? | Partial |
| 2023 | $60,533,753 | $2,068,229 | $58,465,524 | — | $60,533,753 | $— | not in county billing file Why? | Partial |
| 2022 | $45,500,000 | $4,136,458 | $41,363,542 | — | $45,500,000 | $45,500,000 | $500,479 | Verified |
| 2021 | $3,408,369 | $2,068,229 | $1,340,140 | — | $3,408,369 | $3,408,369 | $85,311 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -22.1% | -22.1% | ~100% | Not available | Partial |
| 2025 | -3.2% | -3.2% | ~100% | Not available | Partial |
| 2024 | -5.0% | -5.0% | ~100% | No billing data | Verified |
| 2023 | +33.0% | +33.0% | ~100% | No billing data | Verified |
| 2022 | +1234.9% ! | +1234.9% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1532.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -22.1% | +247.5% | +66.3% | +1234.9% | 2022 | -22.1% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
|
Effective Tax Rate (2025)
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
| Tax Amount | $500,479 | $292,895 | — | $500,479 | 2022 | $85,311 | 2021 |
Market value changed by 1235% 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 | ~$72,081,743 | ~$47,680,213 | ~0.0000% | ~$0 | +66.3% |
| 2028 | ~$119,868,496 | ~$52,448,234 | ~0.0000% | ~$0 | +176.5% |
| 2029 | ~$199,335,585 | ~$57,693,057 | ~0.0000% | ~$0 | +359.9% |
| 2030 | ~$331,485,560 | ~$63,462,363 | ~0.0000% | ~$0 | +664.7% |
| 2031 | ~$551,244,657 | ~$69,808,600 | ~0.0000% | ~$0 | +1171.7% |
| 2027 | ~$71,214,830 | ~$47,680,213 | ~0.0000% | ~$0 | +64.3% |
| 2028 | ~$117,002,565 | ~$52,448,234 | ~0.0000% | ~$0 | +169.9% |
| 2029 | ~$192,229,627 | ~$57,693,057 | ~0.0000% | ~$0 | +343.5% |
| 2030 | ~$315,824,098 | ~$63,462,363 | ~0.0000% | ~$0 | +628.6% |
| 2031 | ~$518,883,911 | ~$69,808,600 | ~0.0000% | ~$0 | +1097.1% |
| 2027 | ~$72,948,656 | ~$47,680,213 | ~0.0000% | ~$0 | +68.3% |
| 2028 | ~$122,769,104 | ~$52,448,234 | ~0.0000% | ~$0 | +183.2% |
| 2029 | ~$206,614,540 | ~$57,693,057 | ~0.0000% | ~$0 | +376.7% |
| 2030 | ~$347,722,405 | ~$63,462,363 | ~0.0000% | ~$0 | +702.2% |
| 2031 | ~$585,200,203 | ~$69,808,600 | ~0.0000% | ~$0 | +1250.1% |
In 2025, this property's market value of $55,640,304 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — 107× 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 | $55,640,304 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $57,480,695 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $60,533,753 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $45,500,000 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $3,408,369 | $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 |
| 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 | — |