1200 TREADWELL ST TX 78704
| Owner | TOWNHOLLOW APARTMENTS LLC |
|---|---|
| Parcel ID | 0100030306 |
| Short ID | 100030 |
| Type | Real |
| Use Code | 07 Apartment 50–100 Units |
| Valuation | Income |
| Improvement SF | 101,180 SF |
| Land SF | 75,359 SF |
| Acres | 1.730 |
| Year Built | 1982 |
| Legal | LOT 1-14 BLK 17 LOT 1-7 BLK 16 SOUTH HEIGHTS & ADJ 11 FT STRIP PLUS ADJ VAC ALLEY & VAC 8TH STREET |
| Neighborhood | 08SC |
| Land | $13,564,584 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $13,564,584 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $13,380,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $13,380,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $13,380,000 |
| Taxable Value | $13,380,000 |
|---|
Appreciation: Market value has risen +7.3% from $12,470,000 (2021) to $13,380,000 (2025), a CAGR of 1.8% 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 +37.9%, 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 $273,820. 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 101% of market value ($13,564,584 land vs $0 improvements), about $180/SF of land. With value concentrated in the land under a ~44-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 $13,380,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). 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 +1.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $14,611,446 by 2030, with an estimated annual tax burden around $275,242. 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.
18 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 96,054 SF | ✗ |
| 551 | PAVED AREA | 63,000 SF | ✗ |
| 1ST | 1st Floor | 35,948 SF | ✓ |
| 3RD | 3rd Floor | 33,086 SF | ✓ |
| 2ND | 2nd Floor | 32,146 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 18,432 SF | ✗ |
| 591 | MASONRY TRIM SF | 10,500 SF | ✗ |
| 511 | DECK | 8,894 SF | ✗ |
| 611 | TERRACE | 3,804 SF | ✗ |
| 601 | POOL COMM'L | 1,812 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,408 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 384 SF | ✗ |
| MISC | Miscellaneous | 10 SF | ✓ |
| 521 | FIREPLACE | 4 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 2 SF | ✓ |
| 152 | COMMODE AVG | 2 SF | ✓ |
| 162 | LAVATORY AVG | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 2 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $115,650.00 | $115,650.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $65,502.13 | $65,502.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $46,980.63 | $46,980.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,752.88 | $14,752.88 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12,925.00 | $12,925.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $255,810.64 | $255,810.64 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $13,530,000 | $13,380,000 | +1.1% |
| Assessed Value | $13,530,000 | $13,380,000 | +1.1% |
| Land Value | $13,564,584 | $13,564,584 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $13,530,000 | $13,380,000 | +1.1% |
| Total Tax 2026 = estimate |
~$276,889
Estimated
|
~$255,811
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $14,286,281 | $13,530,000 | -756,281 (-5.3%) |
| Taxable Value | $14,286,281 | $13,530,000 | -756,281 (-5.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $13,530,000 | $13,564,584 | — | — | $13,530,000 | $13,530,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $13,380,000 | $13,564,584 | — | — | $13,380,000 | $13,380,000 | ~$255,811 | Partial |
| 2024 | $13,900,000 | — | — | −$335,416 | $13,564,584 | $— | $273,799 | Verified |
| 2023 | $13,500,000 | — | — | — | $13,564,584 ! | $— | $253,546 | Verified |
| 2022 | $11,700,000 | — | — | −$2,656,944 | $9,043,056 | $— | $267,533 | Verified |
| 2021 | $12,470,000 | — | — | −$3,426,944 | $9,043,056 | $— | $254,671 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.8% | +6.8% | ~100% | Not available | Partial |
| 2025 | -7.2% | -7.2% | ~100% | Not available | Partial |
| 2024 | -9.8% | -9.8% | ~100% | 1.9000% | Verified |
| 2023 | +10.8% | +10.8% | ~100% | 1.5900% | Verified |
| 2022 | +23.3% | +23.3% | ~100% | 1.8500% | Verified |
| 2021 | base year | — | ~100% | 2.0400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.1% | +1.9% | +1.6% | +15.4% | 2023 | -6.2% | 2022 |
| Assessment Ratio | 100.0% | 91.3% | — | 100.5% | 2023 | 72.5% | 2021 |
| 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 |
$255,811 | $261,072 | ~$274,824 | $273,799 | 2024 | $253,546 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$13,617,693 | ~$13,617,693 | ~2.0139% | ~$274,252 | +1.8% |
| 2027 | ~$13,859,608 | ~$13,859,608 | ~1.9814% | ~$274,613 | +3.6% |
| 2028 | ~$14,105,821 | ~$14,105,821 | ~1.9488% | ~$274,900 | +5.4% |
| 2029 | ~$14,356,407 | ~$14,356,407 | ~1.9163% | ~$275,111 | +7.3% |
| 2030 | ~$14,611,446 | ~$14,611,446 | ~1.8837% | ~$275,242 | +9.2% |
| 2026 | ~$13,350,093 | ~$13,350,093 | ~2.0465% | ~$273,208 | -0.2% |
| 2027 | ~$13,320,252 | ~$13,320,252 | ~2.0465% | ~$272,597 | -0.4% |
| 2028 | ~$13,290,478 | ~$13,290,478 | ~2.0465% | ~$271,988 | -0.7% |
| 2029 | ~$13,260,771 | ~$13,260,771 | ~2.0465% | ~$271,380 | -0.9% |
| 2030 | ~$13,231,130 | ~$13,231,130 | ~2.0465% | ~$270,773 | -1.1% |
| 2026 | ~$13,885,293 | ~$13,885,293 | ~1.9977% | ~$277,381 | +3.8% |
| 2027 | ~$14,409,668 | ~$14,409,668 | ~1.9488% | ~$280,821 | +7.7% |
| 2028 | ~$14,953,845 | ~$14,953,845 | ~1.9000% | ~$284,126 | +11.8% |
| 2029 | ~$15,518,574 | ~$15,518,574 | ~1.8512% | ~$287,279 | +16.0% |
| 2030 | ~$16,104,629 | ~$16,104,629 | ~1.8024% | ~$290,265 | +20.4% |
In 2025, this property's market value of $13,380,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 26× the county median of $519,778. 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 | $13,380,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $13,900,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $13,500,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $11,700,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $12,470,000 | $300,453 | $376,850 | $539,896 | ↑ Top 25% | base yr |
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.