5401 WEST GATE BLVD TX 78745
| Owner | CURTIS DANIEL |
|---|---|
| Parcel ID | 0412150636 |
| Short ID | 510829 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,880 SF |
| Land SF | 9,900 SF |
| Acres | 0.227 |
| Year Built | 1978 |
| Legal | LOT 2 BLK B CHERRY CREEK PHS V SEC 1 |
| Neighborhood | J1105 |
| Land | $408,889 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $408,889 |
| Improvement | $112,752 |
|---|---|
| Total Improvement | $112,752 |
| Market | $521,641 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $521,641 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $521,641 |
| Taxable Value | $521,641 |
|---|
Appreciation: Market value has risen +15.3% from $452,560 (2021) to $521,641 (2025), a CAGR of 3.6% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 $10,675. 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 78% of market value ($408,889 land vs $112,752 improvements), about $41/SF of land. With value concentrated in the land under a ~48-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 $521,641, 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 -0.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $432,709 by 2031, with an estimated annual tax burden around $8,151. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,880 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,880 SF | ✗ |
| 061 | CARPORT ATT 1ST | 441 SF | ✗ |
| 612 | TERRACE UNCOVERD | 200 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 120 SF | ✗ |
| 581 | STORAGE ATT | 105 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 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% | $4,826.22 | $4,826.22 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,733.49 | $2,733.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,960.56 | $1,960.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $615.66 | $615.66 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $539.38 | $539.38 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $10,675.31 | $10,675.31 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $4,826.22 | 45.2% |
| CAT City of Austin | 0.5240% | $2,733.49 | 25.6% |
| TCO Travis County | 0.3758% | $1,960.56 | 18.4% |
| THD Travis Central Health | 0.1180% | $615.66 | 5.8% |
| ACT Austin Community College | 0.1034% | $539.38 | 5.1% |
| Total | 2.0465% | $10,675.31 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $442,523 | $521,641 | -15.2% |
| Assessed Value | $442,523 | $521,641 | -15.2% |
| Land Value | $332,222 | $408,889 | -18.8% |
| Improvement Value | $110,301 | $112,752 | -2.2% |
| Taxable Value | $442,523 | $521,641 | -15.2% |
| Total Tax 2026 = estimate |
~$9,056
Estimated
|
~$10,675
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $442,523 | $332,222 | $110,301 | — | $442,523 | $442,523 | Not yet — post-cert | Preliminary |
| 2025 | $521,641 | $408,889 | $112,752 | — | $521,641 | $521,641 | ~$10,675 | Partial |
| 2024 | $537,404 | $400,000 | $137,404 | — | $537,404 | $537,404 | $10,650 | Verified |
| 2023 | $595,461 | $400,000 | $195,461 | — | $595,461 | $595,461 | $10,773 | Verified |
| 2022 | $498,944 | $400,000 | $98,944 | — | $498,944 | $498,944 | $9,854 | Verified |
| 2021 | $452,560 | $200,000 | $252,560 | — | $452,560 | $452,560 | $9,841 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -15.2% | -15.2% | ~100% | Not available | Partial |
| 2025 | -2.9% | -2.9% | ~100% | Not available | Partial |
| 2024 | -9.7% | -9.7% | ~100% | No billing data | Verified |
| 2023 | +19.3% | +19.3% | ~100% | No billing data | Verified |
| 2022 | +10.2% | +10.2% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.2% | +0.3% | -0.4% | +19.3% | 2023 | -15.2% | 2026 |
| 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 |
$10,675 | $10,359 | ~$8,510 | $10,773 | 2023 | $9,841 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$440,542 | ~$440,542 | ~2.0139% | ~$8,872 | -0.4% |
| 2028 | ~$438,571 | ~$438,571 | ~1.9814% | ~$8,690 | -0.9% |
| 2029 | ~$436,608 | ~$436,608 | ~1.9488% | ~$8,509 | -1.3% |
| 2030 | ~$434,654 | ~$434,654 | ~1.9163% | ~$8,329 | -1.8% |
| 2031 | ~$432,709 | ~$432,709 | ~1.8837% | ~$8,151 | -2.2% |
| 2027 | ~$431,692 | ~$431,692 | ~2.0465% | ~$8,835 | -2.4% |
| 2028 | ~$421,126 | ~$421,126 | ~2.0465% | ~$8,618 | -4.8% |
| 2029 | ~$410,819 | ~$410,819 | ~2.0465% | ~$8,407 | -7.2% |
| 2030 | ~$400,764 | ~$400,764 | ~2.0465% | ~$8,202 | -9.4% |
| 2031 | ~$390,955 | ~$390,955 | ~2.0465% | ~$8,001 | -11.7% |
| 2027 | ~$449,393 | ~$449,393 | ~1.9977% | ~$8,977 | +1.6% |
| 2028 | ~$456,370 | ~$456,370 | ~1.9488% | ~$8,894 | +3.1% |
| 2029 | ~$463,454 | ~$463,454 | ~1.9000% | ~$8,806 | +4.7% |
| 2030 | ~$470,649 | ~$470,649 | ~1.8512% | ~$8,713 | +6.4% |
| 2031 | ~$477,956 | ~$477,956 | ~1.8024% | ~$8,615 | +8.0% |
In 2025, this property's market value of $521,641 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12570 comparable) — +0% 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 | $521,641 | $438,150 | $519,086 | $747,031 | ↑ Above median | -7.5% |
| 2024 | $537,404 | $467,312 | $564,206 | $847,583 | ↓ Below median | -6.3% |
| 2023 | $595,461 | $503,694 | $616,727 | $918,308 | ↓ Below median | +0.9% |
| 2022 | $498,944 | $506,269 | $614,560 | $904,074 | ↓ Bottom 25% | +39.0% |
| 2021 | $452,560 | $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 | — |