502 DAWSON RD TX 78704
| Owner | 1155 BARTON SPRINGS OWNER LLC |
|---|---|
| Parcel ID | 0102020406 |
| Short ID | 101904 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 95,562 SF |
| Acres | 2.194 |
| Year Built | — |
| Legal | LOT A MACKEDRICKS NORTHSIDE ADDN |
| Neighborhood | 08SC |
| Land | $19,590,196 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $19,590,196 |
| Improvement | $34,389,804 |
|---|---|
| Total Improvement | $34,389,804 |
| Market | $53,980,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $53,980,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $53,980,000 |
| Taxable Value | $53,980,000 |
|---|
Appreciation: Market value has risen +1274.7% from $3,926,560 (2021) to $53,980,000 (2025), a CAGR of 92.6% 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 $1,104,693. 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 36% of market value ($19,590,196 land vs $34,389,804 improvements), about $205/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $53,980,000, 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 +92.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,428,922,527 by 2030, with an estimated annual tax burden around $1,637,638. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| ADDL | Additional Floor | 114,700 SF | ✓ |
Market value changed by 345% 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% | $481,104.00 | $481,104.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $272,488.84 | $272,488.84 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $195,439.40 | $195,439.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $61,371.96 | $61,371.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $53,768.00 | $53,768.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,064,172.20 | $1,064,172.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $48,190,000 | $53,980,000 | -10.7% |
| Assessed Value | $48,190,000 | $53,980,000 | -10.7% |
| Land Value | $19,590,196 | $19,590,196 | +0.0% |
| Improvement Value | $28,599,804 | $34,389,804 | -16.8% |
| Taxable Value | $48,190,000 | $53,980,000 | -10.7% |
| Total Tax 2026 = estimate |
~$986,201
Estimated
|
~$1,064,172
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $48,469,805 | $48,190,000 | -279,805 (-0.6%) |
| Taxable Value | $48,469,805 | $48,190,000 | -279,805 (-0.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $48,190,000 | $19,590,196 | $28,599,804 | — | $48,190,000 | $48,190,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $53,980,000 | $19,590,196 | $34,389,804 | — | $53,980,000 | $53,980,000 | ~$1,064,172 | Partial |
| 2024 | $60,008,755 | — | — | −$40,418,559 | $19,590,196 | $— | $1,101,481 | Verified |
| 2023 | $54,307,503 | — | — | −$34,717,307 | $19,590,196 | $— | $1,085,707 | Verified |
| 2022 | $12,217,409 | — | — | −$1,227,787 | $10,989,622 | $— | $1,072,531 | Verified |
| 2021 | $3,926,560 | — | — | — | $3,926,560 | $— | $265,934 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.2% | -10.2% | ~100% | Not available | Partial |
| 2025 | -5.4% | -5.4% | ~100% | Not available | Partial |
| 2024 | -4.9% | -4.9% | ~100% | 1.9300% | Verified |
| 2023 | +10.5% | +10.5% | ~100% | 1.8100% | Verified |
| 2022 | +344.5% ! | +344.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 6.7700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +341.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.7% | +109.1% | +97.2% | +344.5% | 2023 | -10.7% | 2026 |
| Assessment Ratio | 100.0% | 76.5% | — | 100.0% | 2021 | 32.6% | 2024 |
| Effective Tax Rate (2025) | 1.9700% | 1.9700% | — | 1.9700% | 2025 | 1.9700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,064,172 | $917,965 | ~$1,408,461 | $1,101,481 | 2024 | $265,934 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$103,941,275 | ~$59,378,000 | ~2.0139% | ~$1,195,835 | +92.6% |
| 2027 | ~$200,144,289 | ~$65,315,800 | ~1.9814% | ~$1,294,159 | +270.8% |
| 2028 | ~$385,388,154 | ~$71,847,380 | ~1.9488% | ~$1,400,190 | +613.9% |
| 2029 | ~$742,084,776 | ~$79,032,118 | ~1.9163% | ~$1,514,485 | +1274.7% |
| 2030 | ~$1,428,922,527 | ~$86,935,330 | ~1.8837% | ~$1,637,638 | +2547.1% |
| 2026 | ~$102,861,675 | ~$59,378,000 | ~2.0465% | ~$1,215,162 | +90.6% |
| 2027 | ~$196,008,230 | ~$65,315,800 | ~2.0465% | ~$1,336,678 | +263.1% |
| 2028 | ~$373,503,795 | ~$71,847,380 | ~2.0465% | ~$1,470,346 | +591.9% |
| 2029 | ~$711,730,753 | ~$79,032,118 | ~2.0465% | ~$1,617,380 | +1218.5% |
| 2030 | ~$1,356,239,673 | ~$86,935,330 | ~2.0465% | ~$1,779,118 | +2412.5% |
| 2026 | ~$105,020,875 | ~$59,378,000 | ~1.9977% | ~$1,186,172 | +94.6% |
| 2027 | ~$204,323,532 | ~$65,315,800 | ~1.9488% | ~$1,272,900 | +278.5% |
| 2028 | ~$397,521,973 | ~$71,847,380 | ~1.9000% | ~$1,365,112 | +636.4% |
| 2029 | ~$773,399,510 | ~$79,032,118 | ~1.8512% | ~$1,463,038 | +1332.8% |
| 2030 | ~$1,504,688,652 | ~$86,935,330 | ~1.8024% | ~$1,566,897 | +2687.5% |
In 2025, this property's market value of $53,980,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 104× 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 | $53,980,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $60,008,755 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $54,307,503 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $12,217,409 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,926,560 | $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.