2109 RABB RD TX 78704
| Owner | ROSS-NEWBOULD FAMILY TRUST |
|---|---|
| Parcel ID | 0100081220 |
| Short ID | 100766 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,521 SF |
| Land SF | 12,888 SF |
| Acres | 0.296 |
| Year Built | 1963 |
| Legal | LOT D RESUB OF LOT 5-8 AVON HEIGHTS SEC 5 |
| Neighborhood | L1005 |
| Land | $823,320 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $823,320 |
| Improvement | $231,213 |
|---|---|
| Total Improvement | $231,213 |
| Market | $1,054,533 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,054,533 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,054,533 |
| Exemptions (−) (HS) | −$126,544 |
|---|---|
| Taxable Value | $927,989 |
Appreciation: Market value has risen +40.8% from $749,182 (2021) to $1,054,533 (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 $18,991. Austin ISD is the largest single contributor, at 44.6% 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 ($823,320 land vs $231,213 improvements), about $64/SF of land. With value concentrated in the land under a ~63-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 $1,054,533, 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 $1,616,781 by 2030, with an estimated annual tax burden around $30,456. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,521 SF | ✗ |
| 2ND | 2nd Floor | 1,438 SF | ✓ |
| 1ST | 1st Floor | 1,083 SF | ✓ |
| 061 | CARPORT ATT 1ST | 399 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 212 SF | ✗ |
| 512 | DECK UNCOVRED | 108 SF | ✗ |
| 581 | STORAGE ATT | 64 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 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% | $8,461.26 | $8,461.26 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,862.82 | $4,862.82 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,487.80 | $3,487.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,095.24 | $1,095.24 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,083.85 | $1,083.85 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $18,990.97 | $18,990.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,012,536 | $1,054,533 | -4.0% |
| Assessed Value | $1,012,536 | $1,054,533 | -4.0% |
| Land Value | $823,320 | $823,320 | +0.0% |
| Improvement Value | $189,216 | $231,213 | -18.2% |
| Taxable Value | $891,032 | $927,989 | -4.0% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$18,235
Estimated
|
~$18,991
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,012,536 | $1,012,536 | +0 (+0.0%) |
| Taxable Value | $891,032 | $891,032 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,012,536 | $823,320 | $189,216 | — | $1,012,536 | $891,032 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,054,533 | $823,320 | $231,213 | — | $1,054,533 | $927,989 | ~$18,991 | Partial |
| 2024 | $1,190,895 | — | — | −$178,395 | $1,012,500 | $— | $20,222 | Verified |
| 2023 | $1,280,008 | — | — | −$267,508 | $1,012,500 | $— | $17,470 | Verified |
| 2022 | $866,213 | — | — | — | $1,012,500 ! | $— | $19,404 | Verified |
| 2021 | $749,182 | — | — | −$74,182 | $675,000 | $— | $16,946 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.0% | -4.0% | ~100% | Not available | Partial |
| 2025 | -11.7% | -6.7% | ~100% | Not available | Partial |
| 2024 | +0.3% | +5.7% | 94.6% | 1.6900% | Verified |
| 2023 | -7.0% | +1.7% | 89.8% | 1.4700% | Verified |
| 2022 | +47.8% | +25.6% | 82.1% | 1.5200% | Verified |
| 2021 | base year | — | 96.6% | 2.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.0% | +8.2% | +9.8% | +47.8% | 2023 | -11.5% | 2025 |
| Assessment Ratio | 100.0% | 95.2% | — | 116.9% | 2022 | 79.1% | 2023 |
| Effective Tax Rate (2025) | 1.8000% | 1.8000% | — | 1.8000% | 2025 | 1.8000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$18,991 | $18,607 | ~$26,676 | $20,222 | 2024 | $16,946 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,148,625 | ~$1,148,625 | ~2.0139% | ~$23,133 | +8.9% |
| 2027 | ~$1,251,113 | ~$1,251,113 | ~1.9814% | ~$24,789 | +18.6% |
| 2028 | ~$1,362,746 | ~$1,362,746 | ~1.9488% | ~$26,558 | +29.2% |
| 2029 | ~$1,484,339 | ~$1,484,339 | ~1.9163% | ~$28,444 | +40.8% |
| 2030 | ~$1,616,781 | ~$1,616,781 | ~1.8837% | ~$30,456 | +53.3% |
| 2026 | ~$1,127,535 | ~$1,127,535 | ~2.0465% | ~$23,075 | +6.9% |
| 2027 | ~$1,205,590 | ~$1,205,590 | ~2.0465% | ~$24,672 | +14.3% |
| 2028 | ~$1,289,049 | ~$1,289,049 | ~2.0465% | ~$26,380 | +22.2% |
| 2029 | ~$1,378,285 | ~$1,378,285 | ~2.0465% | ~$28,206 | +30.7% |
| 2030 | ~$1,473,699 | ~$1,473,699 | ~2.0465% | ~$30,159 | +39.7% |
| 2026 | ~$1,169,716 | ~$1,159,986 | ~1.9977% | ~$23,173 | +10.9% |
| 2027 | ~$1,297,480 | ~$1,275,985 | ~1.9488% | ~$24,867 | +23.0% |
| 2028 | ~$1,439,199 | ~$1,403,583 | ~1.9000% | ~$26,668 | +36.5% |
| 2029 | ~$1,596,398 | ~$1,543,942 | ~1.8512% | ~$28,581 | +51.4% |
| 2030 | ~$1,770,767 | ~$1,698,336 | ~1.8024% | ~$30,610 | +67.9% |
In 2025, this property's market value of $1,054,533 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +103% 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 | $1,054,533 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,190,895 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,280,008 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $866,213 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $749,182 | $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.