1503 ALLEN RD TX 78746
| Owner | RICH-MARWEDE TRUST |
|---|---|
| Parcel ID | 0107190252 |
| Short ID | 106115 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,122 SF |
| Land SF | 9,194 SF |
| Acres | 0.211 |
| Year Built | 1980 |
| Legal | LOT 14 BLK A WESTLAKE CROSSROADS |
| Neighborhood | M2005 |
| Land | $827,425 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $827,425 |
| Improvement | $288,393 |
|---|---|
| Total Improvement | $288,393 |
| Market | $1,115,818 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,115,818 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,115,818 |
| Taxable Value | $1,115,818 |
|---|
Appreciation: Market value has risen +55.6% from $717,000 (2021) to $1,115,818 (2025), a CAGR of 11.7% 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 $21,797. Eanes ISD is the largest single contributor, at 42.6% 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 74% of market value ($827,425 land vs $288,393 improvements), about $90/SF of land. With value concentrated in the land under a ~46-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 $1,115,818, 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 +11.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,939,484 by 2030, with an estimated annual tax burden around $30,111. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,122 SF | ✗ |
| 1ST | 1st Floor | 2,307 SF | ✓ |
| 2ND | 2nd Floor | 1,815 SF | ✓ |
| 612 | TERRACE UNCOVERD | 520 SF | ✗ |
| 251 | BATHROOM | 6 SF | ✓ |
| 522 | FIREPLACE | 4 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% | $9,285.84 | $9,285.84 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,847.08 | $5,847.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,193.75 | $4,193.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,316.92 | $1,316.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,153.76 | $1,153.76 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $21,797.35 | $21,797.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,000,254 | $1,115,818 | -10.4% |
| Assessed Value | $1,000,254 | $1,115,818 | -10.4% |
| Land Value | $769,760 | $827,425 | -7.0% |
| Improvement Value | $230,494 | $288,393 | -20.1% |
| Taxable Value | $1,000,254 | $1,115,818 | -10.4% |
| Total Tax 2026 = estimate |
~$19,540
Estimated
|
~$21,797
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,000,254 | $1,000,254 | +0 (+0.0%) |
| Taxable Value | $1,000,254 | $1,000,254 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,000,254 | $769,760 | $230,494 | — | $1,000,254 | $1,000,254 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,115,818 | $827,425 | $288,393 | — | $1,115,818 | $1,115,818 | ~$21,797 | Partial |
| 2024 | $1,476,358 | — | — | −$576,358 | $900,000 | $— | $20,551 | Verified |
| 2023 | $1,233,265 | — | — | −$333,265 | $900,000 | $— | $27,132 | Verified |
| 2022 | $968,100 | — | — | −$68,100 | $900,000 | $— | $24,455 | Verified |
| 2021 | $717,000 | — | — | −$177,000 | $540,000 | $— | $21,064 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.4% | -10.4% | ~100% | Not available | Partial |
| 2025 | +4.1% | +4.1% | ~100% | Not available | Partial |
| 2024 | -27.4% | -27.4% | ~100% | 1.9200% | Verified |
| 2023 | +19.7% | +19.7% | ~100% | 1.8400% | Verified |
| 2022 | +27.4% | +27.4% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 2.9400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.4% | +9.5% | +14.3% | +35.0% | 2022 | -24.4% | 2025 |
| Assessment Ratio | 100.0% | 83.7% | — | 100.0% | 2025 | 61.0% | 2024 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,797 | $23,000 | ~$26,620 | $27,132 | 2023 | $20,551 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,246,269 | ~$1,227,400 | ~1.8979% | ~$23,295 | +11.7% |
| 2027 | ~$1,391,972 | ~$1,350,140 | ~1.8423% | ~$24,874 | +24.7% |
| 2028 | ~$1,554,709 | ~$1,485,154 | ~1.7868% | ~$26,536 | +39.3% |
| 2029 | ~$1,736,471 | ~$1,633,669 | ~1.7312% | ~$28,282 | +55.6% |
| 2030 | ~$1,939,484 | ~$1,797,036 | ~1.6756% | ~$30,111 | +73.8% |
| 2026 | ~$1,223,953 | ~$1,223,953 | ~1.9535% | ~$23,910 | +9.7% |
| 2027 | ~$1,342,567 | ~$1,342,567 | ~1.9535% | ~$26,227 | +20.3% |
| 2028 | ~$1,472,677 | ~$1,472,677 | ~1.9535% | ~$28,769 | +32.0% |
| 2029 | ~$1,615,395 | ~$1,615,395 | ~1.9535% | ~$31,556 | +44.8% |
| 2030 | ~$1,771,945 | ~$1,771,945 | ~1.9535% | ~$34,615 | +58.8% |
| 2026 | ~$1,268,586 | ~$1,227,400 | ~1.8701% | ~$22,954 | +13.7% |
| 2027 | ~$1,442,269 | ~$1,350,140 | ~1.7868% | ~$24,124 | +29.3% |
| 2028 | ~$1,639,731 | ~$1,485,154 | ~1.7034% | ~$25,298 | +47.0% |
| 2029 | ~$1,864,229 | ~$1,633,669 | ~1.6200% | ~$26,466 | +67.1% |
| 2030 | ~$2,119,462 | ~$1,797,036 | ~1.5367% | ~$27,615 | +89.9% |
In 2025, this property's market value of $1,115,818 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +115% 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 | $1,115,818 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,476,358 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,233,265 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $968,100 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $717,000 | $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.