1809 FORD ST TX 78704
| Owner | DYNAMIC CALCULATIONS LLC |
|---|---|
| Parcel ID | 0100060202 |
| Short ID | 100353 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,338 SF |
| Land SF | 14,982 SF |
| Acres | 0.344 |
| Year Built | 1984 |
| Legal | LOT 1 NASH SUBD |
| Neighborhood | L1005 |
| Land | $848,417 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $848,417 |
| Improvement | $321,009 |
|---|---|
| Total Improvement | $321,009 |
| Market | $1,169,426 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,169,426 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,169,426 |
| Taxable Value | $1,169,426 |
|---|
Appreciation: Market value has risen +40.8% from $830,501 (2021) to $1,169,426 (2025), a CAGR of 8.9% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $23,932. 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 73% of market value ($848,417 land vs $321,009 improvements), about $57/SF of land. With value concentrated in the land under a ~42-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 $1,169,426, 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 +8.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,793,756 by 2030, with an estimated annual tax burden around $33,790. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,338 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,338 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 173 SF | ✗ |
| 251 | BATHROOM | 5 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% | $10,819.53 | $10,819.53 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,127.99 | $6,127.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,395.23 | $4,395.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,380.19 | $1,380.19 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,209.19 | $1,209.19 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $23,932.13 | $23,932.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,081,709 | $1,169,426 | -7.5% |
| Assessed Value | $1,081,709 | $1,169,426 | -7.5% |
| Land Value | $848,417 | $848,417 | +0.0% |
| Improvement Value | $233,292 | $321,009 | -27.3% |
| Taxable Value | $1,081,709 | $1,169,426 | -7.5% |
| Total Tax 2026 = estimate |
~$22,137
Estimated
|
~$23,932
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,081,709 | $1,081,709 | +0 (+0.0%) |
| Taxable Value | $1,081,709 | $1,081,709 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,081,709 | $848,417 | $233,292 | — | $1,081,709 | $1,081,709 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,169,426 | $848,417 | $321,009 | — | $1,169,426 | $1,169,426 | ~$23,932 | Partial |
| 2024 | $1,428,736 | — | — | −$378,736 | $1,050,000 | $— | $25,818 | Verified |
| 2023 | $1,529,943 | — | — | −$479,943 | $1,050,000 | $— | $25,849 | Verified |
| 2022 | $950,932 | — | — | — | $1,050,000 ! | $— | $30,215 | Verified |
| 2021 | $830,501 | — | — | −$130,501 | $700,000 | $— | $20,699 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.5% | -7.5% | ~100% | Not available | Partial |
| 2025 | -10.2% | -10.2% | ~100% | Not available | Partial |
| 2024 | -8.8% | -8.8% | ~100% | 1.9800% | Verified |
| 2023 | -6.6% | -6.6% | ~100% | 1.8100% | Verified |
| 2022 | +60.9% | +60.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +23.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.5% | +8.6% | +10.7% | +60.9% | 2023 | -18.1% | 2025 |
| Assessment Ratio | 100.0% | 89.5% | — | 110.4% | 2022 | 68.6% | 2023 |
| 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 |
$23,932 | $25,303 | ~$29,591 | $30,215 | 2022 | $20,699 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,273,887 | ~$1,273,887 | ~2.0139% | ~$25,655 | +8.9% |
| 2027 | ~$1,387,679 | ~$1,387,679 | ~1.9814% | ~$27,495 | +18.7% |
| 2028 | ~$1,511,636 | ~$1,511,636 | ~1.9488% | ~$29,459 | +29.3% |
| 2029 | ~$1,646,665 | ~$1,646,665 | ~1.9163% | ~$31,555 | +40.8% |
| 2030 | ~$1,793,756 | ~$1,793,756 | ~1.8837% | ~$33,790 | +53.4% |
| 2026 | ~$1,250,498 | ~$1,250,498 | ~2.0465% | ~$25,591 | +6.9% |
| 2027 | ~$1,337,191 | ~$1,337,191 | ~2.0465% | ~$27,365 | +14.3% |
| 2028 | ~$1,429,894 | ~$1,429,894 | ~2.0465% | ~$29,263 | +22.3% |
| 2029 | ~$1,529,024 | ~$1,529,024 | ~2.0465% | ~$31,291 | +30.7% |
| 2030 | ~$1,635,026 | ~$1,635,026 | ~2.0465% | ~$33,461 | +39.8% |
| 2026 | ~$1,297,275 | ~$1,286,369 | ~1.9977% | ~$25,697 | +10.9% |
| 2027 | ~$1,439,102 | ~$1,415,005 | ~1.9488% | ~$27,576 | +23.1% |
| 2028 | ~$1,596,435 | ~$1,556,506 | ~1.9000% | ~$29,574 | +36.5% |
| 2029 | ~$1,770,968 | ~$1,712,157 | ~1.8512% | ~$31,695 | +51.4% |
| 2030 | ~$1,964,582 | ~$1,883,372 | ~1.8024% | ~$33,945 | +68.0% |
In 2025, this property's market value of $1,169,426 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +125% above 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 | $1,169,426 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,428,736 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,529,943 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $950,932 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $830,501 | $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.