2503 DANA CV AUSTIN, TX 78746
| Owner | SHAPIRO DAVID |
|---|---|
| Parcel ID | 0103100113 |
| Short ID | 103680 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,458 SF |
| Land SF | 11,020 SF |
| Acres | 0.253 |
| Year Built | 1979 |
| Legal | LOT 16 TIMBERLINE IV |
| Neighborhood | M2005 |
| Land | $900,900 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $900,900 |
| Improvement | $238,559 |
|---|---|
| Total Improvement | $238,559 |
| Market | $1,139,459 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,139,459 |
| Value Limitation Adjustment (−) (homestead cap) | −$145,774 |
| Net Appraised (assessed) | $993,685 |
| Exemptions (−) (HS) | −$198,737 |
|---|---|
| Taxable Value | $794,948 |
Appreciation: Market value has risen +84.7% from $617,000 (2021) to $1,139,459 (2025), a CAGR of 16.6% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $15,529. Eanes ISD is the largest single contributor, at 43.8% of the total 2025 levy.
Assessment Gap: Assessed value ($993,685) is $145,774 below market value, suggesting potential for an upward assessment in future years.
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 79% of market value ($900,900 land vs $238,559 improvements), about $82/SF of land. With value concentrated in the land under a ~47-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 $1,139,459, 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 +16.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,453,102 by 2030, with an estimated annual tax burden around $26,816. 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 | 2,458 SF | ✗ |
| 2ND | 2nd Floor | 1,349 SF | ✓ |
| 1ST | 1st Floor | 1,109 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 904 SF | ✓ |
| 612 | TERRACE UNCOVERD | 128 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 90 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $7,104.37 | $7,104.37 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,165.66 | $4,165.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,987.77 | $2,987.77 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,017.20 | $1,017.20 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $938.22 | $938.22 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $16,213.22 | $16,213.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $835,115 | $1,139,459 | -26.7% |
| Assessed Value | $835,115 | $993,685 | -16.0% |
| Land Value | $648,720 | $900,900 | -28.0% |
| Improvement Value | $186,395 | $238,559 | -21.9% |
| Taxable Value | $835,115 | $794,948 | +5.1% |
| Exemptions | — | HS | |
| Total Tax 2026 = estimate |
~$16,314
Estimated
|
~$16,213
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $835,115 | $835,115 | +0 (+0.0%) |
| Taxable Value | $835,115 | $835,115 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $835,115 | $648,720 | $186,395 | — | $835,115 | $835,115 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,139,459 | $900,900 | $238,559 | −$145,774 | $993,685 | $794,948 | ~$16,213 | Partial |
| 2024 | $1,486,527 | — | — | −$486,527 | $1,000,000 | $— | $14,741 | Verified |
| 2023 | $1,280,061 | — | — | −$280,061 | $1,000,000 | $— | $12,798 | Verified |
| 2022 | $936,356 | — | — | — | $1,000,000 ! | $— | $13,081 | Verified |
| 2021 | $617,000 | — | — | −$17,000 | $600,000 | $— | $13,123 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -26.7% | -16.0% | ~100% | Not available | Partial |
| 2025 | -2.7% | +10.0% | 87.2% | Not available | Partial |
| 2024 | -21.2% | +10.0% | 77.2% | 1.2600% | Verified |
| 2023 | +16.1% | +10.0% | 55.2% | 0.8600% | Verified |
| 2022 | +36.7% | +10.0% | 58.3% | 1.0200% | Verified |
| 2021 | base year | — | 72.5% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -26.7% | +10.9% | +25.1% | +51.8% | 2022 | -26.7% | 2026 |
| Assessment Ratio | 100.0% | 89.4% | — | 106.8% | 2022 | 67.3% | 2024 |
| Effective Tax Rate (2025) | 1.4200% | 1.4200% | — | 1.4200% | 2025 | 1.4200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,213 | $13,991 | ~$23,706 | $16,213 | 2025 | $12,798 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,328,318 | ~$1,093,054 | ~1.8979% | ~$20,745 | +16.6% |
| 2027 | ~$1,548,480 | ~$1,202,359 | ~1.8423% | ~$22,152 | +35.9% |
| 2028 | ~$1,805,132 | ~$1,322,595 | ~1.7868% | ~$23,632 | +58.4% |
| 2029 | ~$2,104,322 | ~$1,454,854 | ~1.7312% | ~$25,186 | +84.7% |
| 2030 | ~$2,453,102 | ~$1,600,340 | ~1.6756% | ~$26,816 | +115.3% |
| 2026 | ~$1,305,529 | ~$1,093,054 | ~1.9535% | ~$21,353 | +14.6% |
| 2027 | ~$1,495,803 | ~$1,202,359 | ~1.9535% | ~$23,488 | +31.3% |
| 2028 | ~$1,713,808 | ~$1,322,595 | ~1.9535% | ~$25,837 | +50.4% |
| 2029 | ~$1,963,586 | ~$1,454,854 | ~1.9535% | ~$28,420 | +72.3% |
| 2030 | ~$2,249,768 | ~$1,600,340 | ~1.9535% | ~$31,262 | +97.4% |
| 2026 | ~$1,351,107 | ~$1,093,054 | ~1.8701% | ~$20,441 | +18.6% |
| 2027 | ~$1,602,068 | ~$1,202,359 | ~1.7868% | ~$21,483 | +40.6% |
| 2028 | ~$1,899,643 | ~$1,322,595 | ~1.7034% | ~$22,529 | +66.7% |
| 2029 | ~$2,252,492 | ~$1,454,854 | ~1.6200% | ~$23,569 | +97.7% |
| 2030 | ~$2,670,880 | ~$1,600,340 | ~1.5367% | ~$24,592 | +134.4% |
In 2025, this property's market value of $1,139,459 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +119% 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 | $1,139,459 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,486,527 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,280,061 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $936,356 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $617,000 | $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.