6502 S 1 ST TX
| Owner | UPSTREAM MANAGEMENT LLC |
|---|---|
| Parcel ID | 0418120325 |
| Short ID | 330039 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,188 SF |
| Land SF | 13,157 SF |
| Acres | 0.302 |
| Year Built | 1971 |
| Legal | LOT 20 BLK A BUCKINGHAM PLACE SEC 5 |
| Neighborhood | J2005 |
| Land | $258,748 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $258,748 |
| Improvement | $437,914 |
|---|---|
| Total Improvement | $437,914 |
| Market | $696,662 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $696,662 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $696,662 |
| Taxable Value | $696,662 |
|---|
Appreciation: Market value has risen +16.4% from $598,332 (2021) to $696,662 (2025), a CAGR of 3.9% over 4 years. Growth has been relatively flat for this asset class. 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 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 $14,257. 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 37% of market value ($258,748 land vs $437,914 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~55 yrs), and rent roll drive the underwriting.
Submarket Position: At $696,662, 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 +5.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,035,249 by 2031, with an estimated annual tax burden around $19,501. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 4,500 SF | ✗ |
| 1ST | 1st Floor | 4,188 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 4,188 SF | ✗ |
| 612 | TERRACE UNCOVERD | 616 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 64 SF | ✗ |
| 251 | BATHROOM | 6 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% | $6,445.52 | $6,445.52 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,650.63 | $3,650.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,618.37 | $2,618.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $822.22 | $822.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $720.35 | $720.35 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,257.09 | $14,257.09 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $6,445.52 | 45.2% |
| CAT City of Austin | 0.5240% | $3,650.63 | 25.6% |
| TCO Travis County | 0.3758% | $2,618.37 | 18.4% |
| THD Travis Central Health | 0.1180% | $822.22 | 5.8% |
| ACT Austin Community College | 0.1034% | $720.35 | 5.1% |
| Total | 2.0465% | $14,257.09 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $787,034 | $696,662 | +13.0% |
| Assessed Value | $787,034 | $696,662 | +13.0% |
| Land Value | $206,999 | $258,748 | -20.0% |
| Improvement Value | $580,035 | $437,914 | +32.5% |
| Taxable Value | $787,034 | $696,662 | +13.0% |
| Total Tax 2026 = estimate |
~$16,107
Estimated
|
~$14,257
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $787,034 | $206,999 | $580,035 | — | $787,034 | $787,034 | Not yet — post-cert | Preliminary |
| 2025 | $696,662 | $258,748 | $437,914 | — | $696,662 | $696,662 | ~$14,257 | Partial |
| 2024 | $796,474 | $274,313 | $522,161 | — | $796,474 | $796,474 | $15,785 | Verified |
| 2023 | $819,384 | $274,313 | $545,071 | — | $819,384 | $819,384 | $13,250 | Verified |
| 2022 | $792,817 | $288,750 | $504,067 | — | $792,817 | $792,817 | $13,469 | Verified |
| 2021 | $598,332 | $131,250 | $467,082 | — | $598,332 | $598,332 | $12,714 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.0% | +13.0% | ~100% | Not available | Partial |
| 2025 | -12.5% | -12.5% | ~100% | Not available | Partial |
| 2024 | -2.8% | -2.8% | ~100% | No billing data | Verified |
| 2023 | +3.4% | +3.4% | ~100% | No billing data | Verified |
| 2022 | +32.5% | +32.5% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +13.0% | +6.7% | +5.6% | +32.5% | 2022 | -12.5% | 2025 |
| 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 |
$14,257 | $13,895 | ~$18,101 | $15,785 | 2024 | $12,714 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$831,388 | ~$831,388 | ~2.0139% | ~$16,744 | +5.6% |
| 2028 | ~$878,242 | ~$878,242 | ~1.9814% | ~$17,401 | +11.6% |
| 2029 | ~$927,736 | ~$927,736 | ~1.9488% | ~$18,080 | +17.9% |
| 2030 | ~$980,019 | ~$980,019 | ~1.9163% | ~$18,780 | +24.5% |
| 2031 | ~$1,035,249 | ~$1,035,249 | ~1.8837% | ~$19,501 | +31.5% |
| 2027 | ~$815,647 | ~$815,647 | ~2.0465% | ~$16,692 | +3.6% |
| 2028 | ~$845,301 | ~$845,301 | ~2.0465% | ~$17,299 | +7.4% |
| 2029 | ~$876,033 | ~$876,033 | ~2.0465% | ~$17,928 | +11.3% |
| 2030 | ~$907,881 | ~$907,881 | ~2.0465% | ~$18,580 | +15.4% |
| 2031 | ~$940,888 | ~$940,888 | ~2.0465% | ~$19,255 | +19.5% |
| 2027 | ~$847,129 | ~$847,129 | ~1.9977% | ~$16,923 | +7.6% |
| 2028 | ~$911,812 | ~$911,812 | ~1.9488% | ~$17,770 | +15.9% |
| 2029 | ~$981,434 | ~$981,434 | ~1.9000% | ~$18,647 | +24.7% |
| 2030 | ~$1,056,372 | ~$1,056,372 | ~1.8512% | ~$19,555 | +34.2% |
| 2031 | ~$1,137,033 | ~$1,137,033 | ~1.8024% | ~$20,494 | +44.5% |
In 2025, this property's market value of $696,662 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12570 comparable) — +34% 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 | $696,662 | $438,150 | $519,086 | $747,031 | ↑ Above median | -7.5% |
| 2024 | $796,474 | $467,312 | $564,206 | $847,583 | ↑ Above median | -6.3% |
| 2023 | $819,384 | $503,694 | $616,727 | $918,308 | ↑ Above median | +0.9% |
| 2022 | $792,817 | $506,269 | $614,560 | $904,074 | ↑ Above median | +39.0% |
| 2021 | $598,332 | $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 | — |