2117 RABB RD TX 78704
| Owner | HUSTED MICHAELS JOHN |
|---|---|
| Parcel ID | 0100081216 |
| Short ID | 100759 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,928 SF |
| Land SF | 12,506 SF |
| Acres | 0.287 |
| Year Built | 1964 |
| Legal | 50% OF LOT 4 AVON HEIGHTS SEC 5 |
| Neighborhood | L1005 |
| Land | $817,590 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $817,590 |
| Improvement | $230,415 |
|---|---|
| Total Improvement | $230,415 |
| Market | $1,048,005 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,048,005 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,048,005 |
| Taxable Value | $1,048,005 |
|---|
Appreciation: Market value has risen +204.7% from $344,000 (2021) to $1,048,005 (2025), a CAGR of 32.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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 $21,447. 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 ($817,590 land vs $230,415 improvements), about $65/SF of land. With value concentrated in the land under a ~62-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 $1,048,005, 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 +32.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,218,125 by 2030, with an estimated annual tax burden around $31,794. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,928 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,928 SF | ✗ |
| 061 | CARPORT ATT 1ST | 380 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 176 SF | ✗ |
| 581 | STORAGE ATT | 80 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 285% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $9,696.14 | $9,696.14 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,491.72 | $5,491.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,938.87 | $3,938.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,236.89 | $1,236.89 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,083.64 | $1,083.64 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,447.26 | $21,447.26 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,005,990 | $1,048,005 | -4.0% |
| Assessed Value | $1,005,990 | $1,048,005 | -4.0% |
| Land Value | $817,590 | $817,590 | +0.0% |
| Improvement Value | $188,400 | $230,415 | -18.2% |
| Taxable Value | $1,005,990 | $1,048,005 | -4.0% |
| Total Tax 2026 = estimate |
~$20,587
Estimated
|
~$21,447
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,005,990 | $1,005,990 | +0 (+0.0%) |
| Taxable Value | $1,005,990 | $1,005,990 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,005,990 | $817,590 | $188,400 | — | $1,005,990 | $1,005,990 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,048,005 | $817,590 | $230,415 | — | $1,048,005 | $1,048,005 | ~$21,447 | Partial |
| 2024 | $1,593,102 | — | — | −$580,602 | $1,012,500 | $— | $23,654 | Verified |
| 2023 | $1,626,837 | — | — | −$344,337 | $1,282,500 | $— | $9,470 | Verified |
| 2022 | $— | — | — | — | $1,282,500 | $— | $11,278 | Verified |
| 2021 | $344,000 | — | — | −$6,500 | $337,500 | $— | $10,505 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.0% | -4.0% | ~100% | Not available | Partial |
| 2025 | -12.2% | -12.2% | ~100% | Not available | Partial |
| 2024 | -25.1% | +59.6% | ~100% | 1.9800% | Verified |
| 2023 | -2.1% | -29.4% | 47.0% | 0.5900% | Verified |
| 2022 | +284.5% ! | +374.6% | 65.1% | 0.6900% | Verified |
| 2021 | base year | — | 52.7% | 3.0500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +147.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.0% | +83.1% | +33.2% | +372.9% | 2023 | -34.2% | 2025 |
| Assessment Ratio | 100.0% | 88.1% | — | 100.0% | 2025 | 63.6% | 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 |
$21,447 | $16,269 | ~$27,345 | $23,654 | 2024 | $9,470 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,384,569 | ~$1,152,806 | ~2.0139% | ~$23,217 | +32.1% |
| 2027 | ~$1,829,219 | ~$1,268,086 | ~1.9814% | ~$25,126 | +74.5% |
| 2028 | ~$2,416,668 | ~$1,394,895 | ~1.9488% | ~$27,184 | +130.6% |
| 2029 | ~$3,192,775 | ~$1,534,384 | ~1.9163% | ~$29,403 | +204.7% |
| 2030 | ~$4,218,125 | ~$1,687,823 | ~1.8837% | ~$31,794 | +302.5% |
| 2026 | ~$1,363,609 | ~$1,152,806 | ~2.0465% | ~$23,592 | +30.1% |
| 2027 | ~$1,774,256 | ~$1,268,086 | ~2.0465% | ~$25,951 | +69.3% |
| 2028 | ~$2,308,568 | ~$1,394,895 | ~2.0465% | ~$28,546 | +120.3% |
| 2029 | ~$3,003,787 | ~$1,534,384 | ~2.0465% | ~$31,401 | +186.6% |
| 2030 | ~$3,908,369 | ~$1,687,823 | ~2.0465% | ~$34,541 | +272.9% |
| 2026 | ~$1,405,529 | ~$1,152,806 | ~1.9977% | ~$23,029 | +34.1% |
| 2027 | ~$1,885,021 | ~$1,268,086 | ~1.9488% | ~$24,713 | +79.9% |
| 2028 | ~$2,528,091 | ~$1,394,895 | ~1.9000% | ~$26,503 | +141.2% |
| 2029 | ~$3,390,543 | ~$1,534,384 | ~1.8512% | ~$28,404 | +223.5% |
| 2030 | ~$4,547,217 | ~$1,687,823 | ~1.8024% | ~$30,421 | +333.9% |
In 2025, this property's market value of $1,048,005 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +102% 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 | $1,048,005 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,593,102 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,626,837 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $344,000 | $300,453 | $376,850 | $539,896 | ↓ Below median | 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.