806 BOULDIN AVE AUSTIN, TX 78704
| Owner | FENTON RYAN M |
|---|---|
| Parcel ID | 0102020911 |
| Short ID | 101959 |
| Type | Real |
| Use Code | 03 Triplex |
| Valuation | Income |
| Improvement SF | 2,564 SF |
| Land SF | 7,949 SF |
| Acres | 0.182 |
| Year Built | 1950 |
| Legal | LOT 1-3 BLK 3 ARBOLES ESTATE SEC 3 |
| Neighborhood | K1005 |
| Land | $603,097 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $603,097 |
| Improvement | $196,903 |
|---|---|
| Total Improvement | $196,903 |
| Market | $800,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $800,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $800,000 |
| Taxable Value | $800,000 |
|---|
Appreciation: Market value has risen +24.8% from $640,885 (2021) to $800,000 (2025), a CAGR of 5.7% over 4 years. This represents moderate, steady growth. 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 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 $16,372. 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 75% of market value ($603,097 land vs $196,903 improvements), about $76/SF of land. With value concentrated in the land under a ~76-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 $800,000, 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 +5.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,055,546 by 2030, with an estimated annual tax burden around $19,884. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,564 SF | ✗ |
| 1ST | 1st Floor | 1,312 SF | ✓ |
| 2ND | 2nd Floor | 892 SF | ✓ |
| RSBLW | Residence Below | 360 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 360 SF | ✗ |
| 061 | CARPORT ATT 1ST | 360 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $7,401.60 | $7,401.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,192.14 | $4,192.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,006.76 | $3,006.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $944.18 | $944.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $827.20 | $827.20 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,371.88 | $16,371.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $640,500 | $800,000 | -19.9% |
| Assessed Value | $640,500 | $800,000 | -19.9% |
| Land Value | $602,771 | $603,097 | -0.1% |
| Improvement Value | $37,729 | $196,903 | -80.8% |
| Taxable Value | $640,500 | $800,000 | -19.9% |
| Total Tax 2026 = estimate |
~$13,108
Estimated
|
~$16,372
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $762,649 | $640,500 | -122,149 (-16.0%) |
| Taxable Value | $762,649 | $640,500 | -122,149 (-16.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $640,500 | $602,771 | $37,729 | — | $640,500 | $640,500 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $800,000 | $603,097 | $196,903 | — | $800,000 | $800,000 | ~$16,372 | Partial |
| 2024 | $1,074,574 | — | — | −$349,574 | $725,000 | $— | $15,754 | Verified |
| 2023 | $1,250,000 | — | — | −$525,000 | $725,000 | $— | $19,442 | Verified |
| 2022 | $720,758 | — | — | — | $725,000 ! | $— | $24,687 | Verified |
| 2021 | $640,885 | — | — | −$165,885 | $475,000 | $— | $15,689 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.7% | -4.7% | ~100% | Not available | Partial |
| 2025 | +0.6% | +0.6% | ~100% | Not available | Partial |
| 2024 | -26.0% | -26.0% | ~100% | 1.9800% | Verified |
| 2023 | -14.0% | -14.0% | ~100% | 1.8100% | Verified |
| 2022 | +73.4% | +73.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -19.9% | +5.3% | +11.0% | +73.4% | 2023 | -25.6% | 2025 |
| Assessment Ratio | 100.0% | 83.4% | — | 100.6% | 2022 | 58.0% | 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 |
$16,372 | $18,389 | ~$18,434 | $24,687 | 2022 | $15,689 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$845,605 | ~$845,605 | ~2.0139% | ~$17,030 | +5.7% |
| 2027 | ~$893,809 | ~$893,809 | ~1.9814% | ~$17,710 | +11.7% |
| 2028 | ~$944,762 | ~$944,762 | ~1.9488% | ~$18,412 | +18.1% |
| 2029 | ~$998,619 | ~$998,619 | ~1.9163% | ~$19,136 | +24.8% |
| 2030 | ~$1,055,546 | ~$1,055,546 | ~1.8837% | ~$19,884 | +31.9% |
| 2026 | ~$829,605 | ~$829,605 | ~2.0465% | ~$16,978 | +3.7% |
| 2027 | ~$860,305 | ~$860,305 | ~2.0465% | ~$17,606 | +7.5% |
| 2028 | ~$892,142 | ~$892,142 | ~2.0465% | ~$18,258 | +11.5% |
| 2029 | ~$925,156 | ~$925,156 | ~2.0465% | ~$18,933 | +15.6% |
| 2030 | ~$959,393 | ~$959,393 | ~2.0465% | ~$19,634 | +19.9% |
| 2026 | ~$861,605 | ~$861,605 | ~1.9977% | ~$17,212 | +7.7% |
| 2027 | ~$927,954 | ~$927,954 | ~1.9488% | ~$18,084 | +16.0% |
| 2028 | ~$999,412 | ~$999,412 | ~1.9000% | ~$18,989 | +24.9% |
| 2029 | ~$1,076,372 | ~$1,076,372 | ~1.8512% | ~$19,926 | +34.5% |
| 2030 | ~$1,159,260 | ~$1,159,260 | ~1.8024% | ~$20,894 | +44.9% |
In 2025, this property's market value of $800,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +54% 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 | $800,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,074,574 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,250,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $720,758 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $640,885 | $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.