600 S 1 ST TX 78704
| Owner | BOULDIN WILLOWS APARTMENTS INC |
|---|---|
| Parcel ID | 0102010708 |
| Short ID | 101836 |
| Type | Real |
| Use Code | 07 Apartment 50–100 Units |
| Valuation | Income |
| Improvement SF | 63,948 SF |
| Land SF | 114,214 SF |
| Acres | 2.622 |
| Year Built | 1969 |
| Legal | ACR 2.622 OF LOT 1 BLK B BOULDIN J E ESTATE |
| Neighborhood | 08SC |
| Land | $19,187,952 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $19,187,952 |
| Improvement | $747,708 |
|---|---|
| Total Improvement | $747,708 |
| Market | $19,935,660 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $19,935,660 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $19,935,660 |
| Taxable Value | $19,935,660 |
|---|
Appreciation: Market value has risen +36.5% from $14,600,000 (2021) to $19,935,660 (2025), a CAGR of 8.1% over 4 years. This is strong appreciation — well above typical inflation. 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 $407,980. 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 96% of market value ($19,187,952 land vs $747,708 improvements), about $168/SF of land. With value concentrated in the land under a ~57-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 $19,935,660, 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 +8.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $29,425,769 by 2030, with an estimated annual tax burden around $554,306. 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 | 110,124 SF | ✗ |
| 551 | PAVED AREA | 49,780 SF | ✗ |
| 2ND | 2nd Floor | 29,188 SF | ✓ |
| 1ST | 1st Floor | 28,159 SF | ✓ |
| 591 | MASONRY TRIM SF | 8,280 SF | ✗ |
| 3RD | 3rd Floor | 6,601 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 6,097 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 5,371 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 1,680 SF | ✗ |
| 571C | STORAGE DET COMM | 1,114 SF | ✓ |
| 601 | POOL COMM'L | 330 SF | ✗ |
| 611 | TERRACE | 230 SF | ✗ |
| MISC | Miscellaneous | 8 SF | ✓ |
| 303 | STAIRWAYS FV | 3 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 2 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 2 SF | ✓ |
| 305 | BALCONY FV | 1 SF | ✓ |
| 531 | OBS FENCE | 1 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% | $167,461.20 | $167,461.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $94,847.08 | $94,847.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $68,027.95 | $68,027.95 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $21,362.16 | $21,362.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $18,715.40 | $18,715.40 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $370,413.79 | $370,413.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $18,100,000 | $19,935,660 | -9.2% |
| Assessed Value | $18,100,000 | $19,935,660 | -9.2% |
| Land Value | $19,187,952 | $19,187,952 | +0.0% |
| Improvement Value | — | $747,708 | — |
| Taxable Value | $18,100,000 | $19,935,660 | -9.2% |
| Total Tax 2026 = estimate |
~$370,414
Estimated
|
~$370,414
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $19,986,381 | $18,100,000 | -1,886,381 (-9.4%) |
| Taxable Value | $19,986,381 | $18,100,000 | -1,886,381 (-9.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $18,100,000 | $19,187,952 | — | — | $18,100,000 | $18,100,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $19,935,660 | $19,187,952 | $747,708 | — | $19,935,660 | $19,935,660 | ~$370,414 | Partial |
| 2024 | $18,934,336 | — | — | — | $19,187,952 ! | $— | $360,560 | Verified |
| 2023 | $15,300,000 | — | — | — | $18,934,336 ! | $— | $318,032 | Verified |
| 2022 | $13,800,000 | — | — | −$94,320 | $13,705,680 | $— | $303,357 | Verified |
| 2021 | $14,600,000 | — | — | −$894,320 | $13,705,680 | $— | $301,220 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +5.2% | +5.2% | ~100% | 1.8100% | Verified |
| 2023 | +14.7% | +14.7% | ~100% | 1.6800% | Verified |
| 2022 | +13.1% | +13.1% | ~100% | 1.8400% | Verified |
| 2021 | base year | — | ~100% | 2.0600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.2% | +5.1% | +10.3% | +23.8% | 2024 | -9.2% | 2026 |
| Assessment Ratio | 100.0% | 103.0% | — | 123.8% | 2023 | 93.9% | 2021 |
| Effective Tax Rate (2025) | 1.8600% | 1.8600% | — | 1.8600% | 2025 | 1.8600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$370,414 | $330,717 | ~$492,456 | $370,414 | 2025 | $301,220 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$21,550,138 | ~$21,550,138 | ~2.0139% | ~$434,006 | +8.1% |
| 2027 | ~$23,295,364 | ~$23,295,364 | ~1.9814% | ~$461,572 | +16.9% |
| 2028 | ~$25,181,926 | ~$25,181,926 | ~1.9488% | ~$490,755 | +26.3% |
| 2029 | ~$27,221,270 | ~$27,221,270 | ~1.9163% | ~$521,639 | +36.5% |
| 2030 | ~$29,425,769 | ~$29,425,769 | ~1.8837% | ~$554,306 | +47.6% |
| 2026 | ~$21,151,425 | ~$21,151,425 | ~2.0465% | ~$432,861 | +6.1% |
| 2027 | ~$22,441,333 | ~$22,441,333 | ~2.0465% | ~$459,259 | +12.6% |
| 2028 | ~$23,809,905 | ~$23,809,905 | ~2.0465% | ~$487,266 | +19.4% |
| 2029 | ~$25,261,938 | ~$25,261,938 | ~2.0465% | ~$516,982 | +26.7% |
| 2030 | ~$26,802,523 | ~$26,802,523 | ~2.0465% | ~$548,510 | +34.4% |
| 2026 | ~$21,948,851 | ~$21,929,226 | ~1.9977% | ~$438,072 | +10.1% |
| 2027 | ~$24,165,344 | ~$24,122,149 | ~1.9488% | ~$470,102 | +21.2% |
| 2028 | ~$26,605,667 | ~$26,534,363 | ~1.9000% | ~$504,157 | +33.5% |
| 2029 | ~$29,292,426 | ~$29,187,800 | ~1.8512% | ~$540,323 | +46.9% |
| 2030 | ~$32,250,505 | ~$32,106,580 | ~1.8024% | ~$578,680 | +61.8% |
In 2025, this property's market value of $19,935,660 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 38× 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 | $19,935,660 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $18,934,336 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $15,300,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $13,800,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $14,600,000 | $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.