1009 SHELLEY AVE TX 78703
| Owner | CSSHRAKE1009 LLC |
|---|---|
| Parcel ID | 0109010305 |
| Short ID | 106903 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,680 SF |
| Land SF | 10,149 SF |
| Acres | 0.233 |
| Year Built | 1971 |
| Legal | 0.233 ACR OF OLT 4 DIVISION Z |
| Neighborhood | Z3005 |
| Land | $902,803 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $902,803 |
| Improvement | $174,212 |
|---|---|
| Total Improvement | $174,212 |
| Market | $1,077,015 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,077,015 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,077,015 |
| Taxable Value | $1,077,015 |
|---|
Appreciation: Market value has risen +36.7% from $787,739 (2021) to $1,077,015 (2025), a CAGR of 8.1% 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 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 $22,041. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 84% of market value ($902,803 land vs $174,212 improvements), about $89/SF of land. With value concentrated in the land under a ~55-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 $1,077,015, 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 +8.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,592,286 by 2030, with an estimated annual tax burden around $29,995. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 2,000 SF | ✗ |
| 1ST | 1st Floor | 1,680 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,680 SF | ✗ |
| 612 | TERRACE UNCOVERD | 120 SF | ✗ |
| 581 | STORAGE ATT | 96 SF | ✓ |
| 251 | BATHROOM | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $9,964.54 | $9,964.54 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,643.74 | $5,643.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,047.91 | $4,047.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,271.13 | $1,271.13 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,113.63 | $1,113.63 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $22,040.95 | $22,040.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $842,617 | $1,077,015 | -21.8% |
| Assessed Value | $842,617 | $1,077,015 | -21.8% |
| Land Value | $842,616 | $902,803 | -6.7% |
| Improvement Value | $1 | $174,212 | -100.0% |
| Taxable Value | $842,617 | $1,077,015 | -21.8% |
| Total Tax 2026 = estimate |
~$17,244
Estimated
|
~$22,041
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $961,460 | $842,617 | -118,843 (-12.4%) |
| Taxable Value | $961,460 | $842,617 | -118,843 (-12.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $842,617 | $842,616 | $1 | — | $842,617 | $842,617 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,077,015 | $902,803 | $174,212 | — | $1,077,015 | $1,077,015 | ~$22,041 | Partial |
| 2024 | $1,065,300 | — | — | −$165,300 | $900,000 | $— | $23,061 | Verified |
| 2023 | $1,004,484 | — | — | −$194,484 | $810,000 | $— | $19,274 | Verified |
| 2022 | $800,484 | — | — | — | $810,000 ! | $— | $19,838 | Verified |
| 2021 | $787,739 | — | — | −$247,739 | $540,000 | $— | $17,424 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.7% | -10.7% | ~100% | Not available | Partial |
| 2025 | -7.4% | -7.4% | ~100% | Not available | Partial |
| 2024 | +9.2% | +9.2% | ~100% | 1.9800% | Verified |
| 2023 | +6.1% | +6.1% | ~100% | 1.8100% | Verified |
| 2022 | +25.5% | +25.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -21.8% | +2.5% | +14.1% | +25.5% | 2023 | -21.8% | 2026 |
| Assessment Ratio | 100.0% | 89.1% | — | 101.2% | 2022 | 68.6% | 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 |
$22,041 | $20,328 | ~$26,632 | $23,061 | 2024 | $17,424 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,164,613 | ~$1,164,613 | ~2.0139% | ~$23,455 | +8.1% |
| 2027 | ~$1,259,336 | ~$1,259,336 | ~1.9814% | ~$24,952 | +16.9% |
| 2028 | ~$1,361,762 | ~$1,361,762 | ~1.9488% | ~$26,539 | +26.4% |
| 2029 | ~$1,472,520 | ~$1,472,520 | ~1.9163% | ~$28,218 | +36.7% |
| 2030 | ~$1,592,286 | ~$1,592,286 | ~1.8837% | ~$29,995 | +47.8% |
| 2026 | ~$1,143,073 | ~$1,143,073 | ~2.0465% | ~$23,393 | +6.1% |
| 2027 | ~$1,213,182 | ~$1,213,182 | ~2.0465% | ~$24,828 | +12.6% |
| 2028 | ~$1,287,591 | ~$1,287,591 | ~2.0465% | ~$26,350 | +19.6% |
| 2029 | ~$1,366,564 | ~$1,366,564 | ~2.0465% | ~$27,967 | +26.9% |
| 2030 | ~$1,450,381 | ~$1,450,381 | ~2.0465% | ~$29,682 | +34.7% |
| 2026 | ~$1,186,153 | ~$1,184,716 | ~1.9977% | ~$23,667 | +10.1% |
| 2027 | ~$1,306,351 | ~$1,303,188 | ~1.9488% | ~$25,397 | +21.3% |
| 2028 | ~$1,438,729 | ~$1,433,507 | ~1.9000% | ~$27,237 | +33.6% |
| 2029 | ~$1,584,521 | ~$1,576,858 | ~1.8512% | ~$29,191 | +47.1% |
| 2030 | ~$1,745,086 | ~$1,734,543 | ~1.8024% | ~$31,263 | +62.0% |
In 2025, this property's market value of $1,077,015 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +107% 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 | $1,077,015 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,065,300 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,004,484 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $800,484 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $787,739 | $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.