4314 GILLIS ST TX 78745
| Owner | GRIFFITH PARTNERS LLC & LANCASTOR |
|---|---|
| Parcel ID | 0409100167 |
| Short ID | 312799 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 12,000 SF |
| Land SF | 18,887 SF |
| Acres | 0.434 |
| Year Built | 1973 |
| Legal | LOT 2A&1A LESS E5 FT FRITTS ADDN |
| Neighborhood | 05SC2 |
| Land | $566,610 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $566,610 |
| Improvement | $2,433,390 |
|---|---|
| Total Improvement | $2,433,390 |
| Market | $3,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,000,000 |
| Taxable Value | $3,000,000 |
|---|
Appreciation: Market value has risen +18.9% from $2,524,000 (2021) to $3,000,000 (2025), a CAGR of 4.4% over 4 years. This represents moderate, steady growth. 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 $61,395. 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 19% of market value ($566,610 land vs $2,433,390 improvements), about $30/SF of land. Most value sits in the improvements, so building condition, age (~53 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,000,000, 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 +6.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $4,634,073 by 2031, with an estimated annual tax burden around $87,294. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,300 SF | ✗ |
| 1ST | 1st Floor | 6,000 SF | ✓ |
| 2ND | 2nd Floor | 6,000 SF | ✓ |
| 591 | MASONRY TRIM SF | 1,650 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 572 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 532 SF | ✗ |
| 601 | POOL COMM'L | 264 SF | ✗ |
| 581C | STORAGE ATT COMM | 188 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 531 | OBS FENCE | 1 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% | $25,905.60 | $25,905.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,672.48 | $14,672.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,523.66 | $10,523.66 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,304.64 | $3,304.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,895.20 | $2,895.20 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $57,301.58 | $57,301.58 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $25,905.60 | 45.2% |
| CAT City of Austin | 0.5240% | $14,672.48 | 25.6% |
| TCO Travis County | 0.3758% | $10,523.66 | 18.4% |
| THD Travis Central Health | 0.1180% | $3,304.64 | 5.8% |
| ACT Austin Community College | 0.1034% | $2,895.20 | 5.1% |
| Total | 2.0465% | $57,301.58 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,420,000 | $3,000,000 | +14.0% |
| Assessed Value | $3,360,000 | $3,000,000 | +12.0% |
| Land Value | $566,610 | $566,610 | +0.0% |
| Improvement Value | $2,853,390 | $2,433,390 | +17.3% |
| Taxable Value | $3,360,000 | $3,000,000 | +12.0% |
| HS Cap Loss | -$60,000 | — | |
| Total Tax 2026 = estimate |
~$68,762
Estimated
|
~$57,302
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $3,420,000 | $566,610 | $2,853,390 | −$60,000 | $3,360,000 | $3,360,000 | Not yet — post-cert | Preliminary |
| 2025 | $3,000,000 | $566,610 | $2,433,390 | — | $3,000,000 | $3,000,000 | ~$57,302 | Partial |
| 2024 | $3,300,000 | $566,610 | $2,733,390 | −$132,000 | $3,168,000 | $3,168,000 | $55,764 | Verified |
| 2023 | $3,120,000 | $566,610 | $2,553,390 | — | $3,120,000 | $3,120,000 | $48,119 | Verified |
| 2022 | $2,900,000 | $566,610 | $2,333,390 | — | $2,900,000 | $2,900,000 | $52,395 | Verified |
| 2021 | $2,524,000 | $566,610 | $1,957,390 | — | $2,524,000 | $2,524,000 | $52,370 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +14.0% | +12.0% | 98.2% | Not available | Partial |
| 2025 | -9.1% | -5.3% | ~100% | Not available | Partial |
| 2024 | +5.8% | +1.5% | 96.0% | No billing data | Verified |
| 2023 | +7.6% | +7.6% | ~100% | No billing data | Verified |
| 2022 | +14.9% | +14.9% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +18.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +14.0% | +6.6% | +6.3% | +14.9% | 2022 | -9.1% | 2025 |
| Assessment Ratio | 98.2% | 99.0% | — | 100.0% | 2021 | 96.0% | 2024 |
| Effective Tax Rate (2025) | 1.9100% | 1.9100% | — | 1.9100% | 2025 | 1.9100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$57,302 | $53,190 | ~$80,110 | $57,302 | 2025 | $48,119 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$3,634,239 | ~$3,634,239 | ~2.0139% | ~$73,191 | +6.3% |
| 2028 | ~$3,861,898 | ~$3,861,898 | ~1.9814% | ~$76,519 | +12.9% |
| 2029 | ~$4,103,819 | ~$4,103,819 | ~1.9488% | ~$79,977 | +20.0% |
| 2030 | ~$4,360,894 | ~$4,360,894 | ~1.9163% | ~$83,567 | +27.5% |
| 2031 | ~$4,634,073 | ~$4,634,073 | ~1.8837% | ~$87,294 | +35.5% |
| 2027 | ~$3,565,839 | ~$3,565,839 | ~2.0465% | ~$72,974 | +4.3% |
| 2028 | ~$3,717,897 | ~$3,717,897 | ~2.0465% | ~$76,086 | +8.7% |
| 2029 | ~$3,876,438 | ~$3,876,438 | ~2.0465% | ~$79,331 | +13.3% |
| 2030 | ~$4,041,741 | ~$4,041,741 | ~2.0465% | ~$82,714 | +18.2% |
| 2031 | ~$4,214,093 | ~$4,214,093 | ~2.0465% | ~$86,241 | +23.2% |
| 2027 | ~$3,702,639 | ~$3,696,000 | ~1.9977% | ~$73,834 | +8.3% |
| 2028 | ~$4,008,636 | ~$4,008,636 | ~1.9488% | ~$78,122 | +17.2% |
| 2029 | ~$4,339,921 | ~$4,339,921 | ~1.9000% | ~$82,459 | +26.9% |
| 2030 | ~$4,698,585 | ~$4,698,585 | ~1.8512% | ~$86,980 | +37.4% |
| 2031 | ~$5,086,889 | ~$5,086,889 | ~1.8024% | ~$91,685 | +48.7% |
In 2025, this property's market value of $3,000,000 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — 6× 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 | $3,000,000 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $3,300,000 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $3,120,000 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $2,900,000 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $2,524,000 | $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 | — |