1603 KINNEY AVE TX 78704
| Owner | KINNEY DUPLEX LLC |
|---|---|
| Parcel ID | 0100050715 |
| Short ID | 100323 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 6,600 SF |
| Land SF | 23,453 SF |
| Acres | 0.538 |
| Year Built | 1972 |
| Legal | LOT 1-2 WILSON ROGERS SUBD |
| Neighborhood | 05SC1 |
| Land | $1,371,983 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,371,983 |
| Improvement | $328,017 |
|---|---|
| Total Improvement | $328,017 |
| Market | $1,700,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,700,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,700,000 |
| Taxable Value | $1,700,000 |
|---|
Appreciation: Market value has risen +22.1% from $1,392,119 (2021) to $1,700,000 (2025), a CAGR of 5.1% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 $34,790. 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 81% of market value ($1,371,983 land vs $328,017 improvements), about $58/SF of land. With value concentrated in the land under a ~54-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 $1,700,000, 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 +5.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,182,301 by 2030, with an estimated annual tax burden around $41,109. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 10,000 SF | ✗ |
| 1ST | 1st Floor | 6,600 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 6,600 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 1,296 SF | ✗ |
| 591 | MASONRY TRIM SF | 700 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 576 SF | ✗ |
| 581C | STORAGE ATT COMM | 480 SF | ✓ |
| 251 | BATHROOM | 8 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% | $15,728.40 | $15,728.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,908.29 | $8,908.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,389.37 | $6,389.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,006.39 | $2,006.39 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,757.80 | $1,757.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $34,790.25 | $34,790.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,550,000 | $1,700,000 | -8.8% |
| Assessed Value | $1,550,000 | $1,700,000 | -8.8% |
| Land Value | $1,371,983 | $1,371,983 | +0.0% |
| Improvement Value | $178,017 | $328,017 | -45.7% |
| Taxable Value | $1,550,000 | $1,700,000 | -8.8% |
| Total Tax 2026 = estimate |
~$31,721
Estimated
|
~$34,790
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,848,000 | $1,550,000 | -298,000 (-16.1%) |
| Taxable Value | $1,848,000 | $1,550,000 | -298,000 (-16.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,550,000 | $1,371,983 | $178,017 | — | $1,550,000 | $1,550,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,700,000 | $1,371,983 | $328,017 | — | $1,700,000 | $1,700,000 | ~$34,790 | Partial |
| 2024 | $1,637,197 | — | — | −$265,214 | $1,371,983 | $— | $32,700 | Verified |
| 2023 | $1,410,173 | — | — | −$38,190 | $1,371,983 | $— | $29,621 | Verified |
| 2022 | $1,410,173 | — | — | −$38,190 | $1,371,983 | $— | $27,850 | Verified |
| 2021 | $1,392,119 | — | — | −$20,136 | $1,371,983 | $— | $30,695 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.7% | +8.7% | ~100% | Not available | Partial |
| 2025 | +3.0% | +3.0% | ~100% | Not available | Partial |
| 2024 | +0.8% | +0.8% | ~100% | 1.9800% | Verified |
| 2023 | +3.7% | +3.7% | ~100% | 1.8100% | Verified |
| 2022 | +12.0% | +12.0% | ~100% | 1.7600% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +20.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.8% | +2.5% | +7.2% | +16.1% | 2024 | -8.8% | 2026 |
| Assessment Ratio | 100.0% | 96.2% | — | 100.0% | 2025 | 83.8% | 2024 |
| 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 |
$34,790 | $31,131 | ~$38,518 | $34,790 | 2025 | $27,850 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,787,072 | ~$1,787,072 | ~2.0139% | ~$35,990 | +5.1% |
| 2027 | ~$1,878,604 | ~$1,878,604 | ~1.9814% | ~$37,222 | +10.5% |
| 2028 | ~$1,974,824 | ~$1,974,824 | ~1.9488% | ~$38,486 | +16.2% |
| 2029 | ~$2,075,972 | ~$2,075,972 | ~1.9163% | ~$39,782 | +22.1% |
| 2030 | ~$2,182,301 | ~$2,182,301 | ~1.8837% | ~$41,109 | +28.4% |
| 2026 | ~$1,753,072 | ~$1,753,072 | ~2.0465% | ~$35,876 | +3.1% |
| 2027 | ~$1,807,801 | ~$1,807,801 | ~2.0465% | ~$36,996 | +6.3% |
| 2028 | ~$1,864,238 | ~$1,864,238 | ~2.0465% | ~$38,151 | +9.7% |
| 2029 | ~$1,922,438 | ~$1,922,438 | ~2.0465% | ~$39,342 | +13.1% |
| 2030 | ~$1,982,454 | ~$1,982,454 | ~2.0465% | ~$40,571 | +16.6% |
| 2026 | ~$1,821,072 | ~$1,821,072 | ~1.9977% | ~$36,379 | +7.1% |
| 2027 | ~$1,950,767 | ~$1,950,767 | ~1.9488% | ~$38,017 | +14.8% |
| 2028 | ~$2,089,698 | ~$2,089,698 | ~1.9000% | ~$39,705 | +22.9% |
| 2029 | ~$2,238,524 | ~$2,238,524 | ~1.8512% | ~$41,439 | +31.7% |
| 2030 | ~$2,397,949 | ~$2,397,949 | ~1.8024% | ~$43,220 | +41.1% |
In 2025, this property's market value of $1,700,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 3× 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 | $1,700,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,637,197 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,410,173 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,410,173 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,392,119 | $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.