609 PATTERSON AVE TX 78703
| Owner | HERN PAULA |
|---|---|
| Parcel ID | 0109040202 |
| Short ID | 107095 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,894 SF |
| Land SF | 6,528 SF |
| Acres | 0.150 |
| Year Built | 1930 |
| Legal | W93 FT OF LOT 17 * & W93FT OF S22 FT OF LOT 18 WEST END HEIGHTS |
| Neighborhood | Z3005 |
| Land | $816,155 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $816,155 |
| Improvement | $181,845 |
|---|---|
| Total Improvement | $181,845 |
| Market | $998,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $998,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $998,000 |
| Taxable Value | $998,000 |
|---|
Appreciation: Market value has risen +27.4% from $783,369 (2021) to $998,000 (2025), a CAGR of 6.2% 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 $20,424. 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 82% of market value ($816,155 land vs $181,845 improvements), about $125/SF of land. With value concentrated in the land under a ~96-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 $998,000, 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 +6.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,350,783 by 2030, with an estimated annual tax burden around $25,445. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 1,466 SF | ✓ |
| 1ST | 1st Floor | 1,428 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 292 SF | ✗ |
| 251 | BATHROOM | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $9,233.50 | $9,233.50 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,229.69 | $5,229.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,750.93 | $3,750.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,177.87 | $1,177.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,031.93 | $1,031.93 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,423.92 | $20,423.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $761,745 | $998,000 | -23.7% |
| Assessed Value | $761,745 | $998,000 | -23.7% |
| Land Value | $761,744 | $816,155 | -6.7% |
| Improvement Value | $1 | $181,845 | -100.0% |
| Taxable Value | $761,745 | $998,000 | -23.7% |
| Total Tax 2026 = estimate |
~$15,589
Estimated
|
~$20,424
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $905,062 | $761,745 | -143,317 (-15.8%) |
| Taxable Value | $905,062 | $761,745 | -143,317 (-15.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $761,745 | $761,744 | $1 | — | $761,745 | $761,745 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $998,000 | $816,155 | $181,845 | — | $998,000 | $998,000 | ~$20,424 | Partial |
| 2024 | $1,100,000 | — | — | −$350,000 | $750,000 | $— | $20,611 | Verified |
| 2023 | $1,200,000 | — | — | −$450,000 | $750,000 | $— | $19,902 | Verified |
| 2022 | $887,532 | — | — | −$137,532 | $750,000 | $— | $23,699 | Verified |
| 2021 | $783,369 | — | — | −$283,369 | $500,000 | $— | $19,319 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.3% | -9.3% | ~100% | Not available | Partial |
| 2025 | -4.0% | -4.0% | ~100% | Not available | Partial |
| 2024 | -5.5% | -5.5% | ~100% | 1.9800% | Verified |
| 2023 | -8.3% | -8.3% | ~100% | 1.8100% | Verified |
| 2022 | +35.2% | +35.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.7% | +1.4% | +12.8% | +35.2% | 2023 | -23.7% | 2026 |
| Assessment Ratio | 100.0% | 79.8% | — | 100.0% | 2025 | 62.5% | 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 |
$20,424 | $20,791 | ~$23,361 | $23,699 | 2022 | $19,319 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,060,282 | ~$1,060,282 | ~2.0139% | ~$21,353 | +6.2% |
| 2027 | ~$1,126,452 | ~$1,126,452 | ~1.9814% | ~$22,319 | +12.9% |
| 2028 | ~$1,196,751 | ~$1,196,751 | ~1.9488% | ~$23,323 | +19.9% |
| 2029 | ~$1,271,437 | ~$1,271,437 | ~1.9163% | ~$24,364 | +27.4% |
| 2030 | ~$1,350,783 | ~$1,350,783 | ~1.8837% | ~$25,445 | +35.3% |
| 2026 | ~$1,040,322 | ~$1,040,322 | ~2.0465% | ~$21,290 | +4.2% |
| 2027 | ~$1,084,440 | ~$1,084,440 | ~2.0465% | ~$22,193 | +8.7% |
| 2028 | ~$1,130,428 | ~$1,130,428 | ~2.0465% | ~$23,134 | +13.3% |
| 2029 | ~$1,178,366 | ~$1,178,366 | ~2.0465% | ~$24,115 | +18.1% |
| 2030 | ~$1,228,338 | ~$1,228,338 | ~2.0465% | ~$25,138 | +23.1% |
| 2026 | ~$1,080,242 | ~$1,080,242 | ~1.9977% | ~$21,580 | +8.2% |
| 2027 | ~$1,169,262 | ~$1,169,262 | ~1.9488% | ~$22,787 | +17.2% |
| 2028 | ~$1,265,618 | ~$1,265,618 | ~1.9000% | ~$24,047 | +26.8% |
| 2029 | ~$1,369,914 | ~$1,369,914 | ~1.8512% | ~$25,360 | +37.3% |
| 2030 | ~$1,482,805 | ~$1,482,805 | ~1.8024% | ~$26,726 | +48.6% |
In 2025, this property's market value of $998,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +92% 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 | $998,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,100,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,200,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $887,532 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $783,369 | $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.