803 WINFLO DR TX 78703
| Owner | BANGHART MICHAEL G |
|---|---|
| Parcel ID | 0108031511 |
| Short ID | 106849 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,368 SF |
| Land SF | 11,535 SF |
| Acres | 0.265 |
| Year Built | 1977 |
| Legal | LOT 19 PARK VIEW |
| Neighborhood | Z3005 |
| Land | $743,025 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $743,025 |
| Improvement | $181,975 |
|---|---|
| Total Improvement | $181,975 |
| Market | $925,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $925,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $925,000 |
| Taxable Value | $925,000 |
|---|
Appreciation: Market value has risen +32.7% from $697,286 (2021) to $925,000 (2025), a CAGR of 7.3% 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 $18,930. 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 80% of market value ($743,025 land vs $181,975 improvements), about $64/SF of land. With value concentrated in the land under a ~49-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 $925,000, 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 +7.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,316,907 by 2030, with an estimated annual tax burden around $24,807. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,368 SF | ✗ |
| 1ST | 1st Floor | 1,184 SF | ✓ |
| 2ND | 2nd Floor | 1,184 SF | ✓ |
| 051 | CARPORT DET 1ST | 1,056 SF | ✗ |
| SO | Sketch Only | 196 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 144 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 144 SF | ✗ |
| 581 | STORAGE ATT | 56 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 101% in 2026, 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% | $8,558.10 | $8,558.10 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,847.16 | $4,847.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,476.57 | $3,476.57 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,091.71 | $1,091.71 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $956.45 | $956.45 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $18,929.99 | $18,929.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $925,000 | $925,000 | +0.0% |
| Assessed Value | $925,000 | $925,000 | +0.0% |
| Land Value | $1,730,250 | $743,025 | +132.9% |
| Improvement Value | — | $181,975 | — |
| Taxable Value | $925,000 | $925,000 | +0.0% |
| Total Tax 2026 = estimate |
~$18,930
Estimated
|
~$18,930
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,859,523 | $925,000 | -934,523 (-50.3%) |
| Taxable Value | $1,110,000 | $925,000 | -185,000 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $925,000 | $1,730,250 | — | — | $925,000 | $925,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $925,000 | $743,025 | $181,975 | — | $925,000 | $925,000 | ~$18,930 | Partial |
| 2024 | $900,000 | — | — | −$180,000 | $720,000 | $— | $19,899 | Verified |
| 2023 | $930,000 | — | — | −$318,000 | $612,000 | $— | $16,283 | Verified |
| 2022 | $759,422 | — | — | −$147,422 | $612,000 | $— | $18,450 | Verified |
| 2021 | $697,286 | — | — | −$289,286 | $408,000 | $— | $16,530 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +101.0% ! | +20.0% | 59.7% | Not available | Partial |
| 2025 | -21.6% | -14.4% | ~100% | Not available | Partial |
| 2024 | -1.4% | -9.8% | 91.5% | 1.6900% | Verified |
| 2023 | +3.4% | +3.4% | ~100% | 1.3600% | Verified |
| 2022 | +52.4% | +52.4% | ~100% | 1.5900% | Verified |
| 2021 | base year | — | ~100% | 2.3700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +6.2% | +7.3% | +22.5% | 2023 | -3.2% | 2024 |
| Assessment Ratio | 100.0% | 80.8% | — | 100.0% | 2025 | 58.5% | 2021 |
| 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 |
$18,930 | $18,019 | ~$22,341 | $19,899 | 2024 | $16,283 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$992,715 | ~$992,715 | ~2.0139% | ~$19,993 | +7.3% |
| 2027 | ~$1,065,386 | ~$1,065,386 | ~1.9814% | ~$21,109 | +15.2% |
| 2028 | ~$1,143,378 | ~$1,143,378 | ~1.9488% | ~$22,283 | +23.6% |
| 2029 | ~$1,227,079 | ~$1,227,079 | ~1.9163% | ~$23,514 | +32.7% |
| 2030 | ~$1,316,907 | ~$1,316,907 | ~1.8837% | ~$24,807 | +42.4% |
| 2026 | ~$974,215 | ~$974,215 | ~2.0465% | ~$19,937 | +5.3% |
| 2027 | ~$1,026,048 | ~$1,026,048 | ~2.0465% | ~$20,998 | +10.9% |
| 2028 | ~$1,080,639 | ~$1,080,639 | ~2.0465% | ~$22,115 | +16.8% |
| 2029 | ~$1,138,134 | ~$1,138,134 | ~2.0465% | ~$23,292 | +23.0% |
| 2030 | ~$1,198,689 | ~$1,198,689 | ~2.0465% | ~$24,531 | +29.6% |
| 2026 | ~$1,011,215 | ~$1,011,215 | ~1.9977% | ~$20,201 | +9.3% |
| 2027 | ~$1,105,465 | ~$1,105,465 | ~1.9488% | ~$21,544 | +19.5% |
| 2028 | ~$1,208,500 | ~$1,208,500 | ~1.9000% | ~$22,962 | +30.6% |
| 2029 | ~$1,321,138 | ~$1,321,138 | ~1.8512% | ~$24,457 | +42.8% |
| 2030 | ~$1,444,275 | ~$1,444,275 | ~1.8024% | ~$26,031 | +56.1% |
In 2025, this property's market value of $925,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +78% 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 | $925,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $900,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $930,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $759,422 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $697,286 | $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.