BEAVER TRL TX 78746
| Owner | BENESKI ROBERT & SAM TRUST |
|---|---|
| Parcel ID | 0109150157 |
| Short ID | 107832 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,992 SF |
| Land SF | 14,997 SF |
| Acres | 0.344 |
| Year Built | 1972 |
| Legal | LOT 10 WESTWOOD PARK |
| Neighborhood | M2005 |
| Land | $1,025,892 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,025,892 |
| Improvement | $49,540 |
|---|---|
| Total Improvement | $49,540 |
| Market | $1,075,432 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,075,432 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,075,432 |
| Taxable Value | $1,075,432 |
|---|
Appreciation: Market value has risen +88.8% from $569,700 (2021) to $1,075,432 (2025), a CAGR of 17.2% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.4611% in 2025 (-0.0092% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $15,713. Eanes ISD is the largest single contributor, at 57.0% 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 95% of market value ($1,025,892 land vs $49,540 improvements), about $68/SF of land. With value concentrated in the land under a ~54-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 $1,075,432, 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 +17.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,379,600 by 2030, with an estimated annual tax burden around $20,393. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,992 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,992 SF | ✗ |
| 051 | CARPORT DET 1ST | 232 SF | ✗ |
| 581 | STORAGE ATT | 32 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 85% in 2022, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $8,949.75 | $8,949.75 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,041.96 | $4,041.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,269.26 | $1,269.26 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $815.18 | $815.18 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $636.66 | $636.66 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $15,712.81 | $15,712.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $891,598 | $1,075,432 | -17.1% |
| Assessed Value | $891,598 | $1,075,432 | -17.1% |
| Land Value | $891,597 | $1,025,892 | -13.1% |
| Improvement Value | $1 | $49,540 | -100.0% |
| Taxable Value | $891,598 | $1,075,432 | -17.1% |
| Total Tax 2026 = estimate |
~$13,027
Estimated
|
~$15,713
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,035,149 | $891,598 | -143,551 (-13.9%) |
| Taxable Value | $1,035,149 | $891,598 | -143,551 (-13.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $891,598 | $891,597 | $1 | — | $891,598 | $891,598 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,075,432 | $1,025,892 | $49,540 | — | $1,075,432 | $1,075,432 | ~$15,713 | Partial |
| 2024 | $1,383,756 | — | — | −$296,564 | $1,087,192 | $— | $15,985 | Verified |
| 2023 | $1,210,384 | — | — | −$60,384 | $1,150,000 | $— | $19,791 | Verified |
| 2022 | $712,249 | — | — | — | $1,150,000 ! | $— | $18,902 | Verified |
| 2021 | $569,700 | — | — | — | $690,000 ! | $— | $12,023 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.7% | -3.7% | ~100% | Not available | Partial |
| 2025 | -16.0% | -16.0% | ~100% | Not available | Partial |
| 2024 | -7.5% | -7.5% | ~100% | 1.2500% | Verified |
| 2023 | +4.8% | +4.8% | ~100% | 1.4300% | Verified |
| 2022 | +85.3% ! | +85.3% | ~100% | 1.4300% | Verified |
| 2021 | base year | — | ~100% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +51.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -17.1% | +14.0% | +22.0% | +69.9% | 2023 | -22.3% | 2025 |
| Assessment Ratio | 100.0% | 109.4% | — | 161.5% | 2022 | 78.6% | 2024 |
| Effective Tax Rate (2025) | 1.4600% | 1.4600% | — | 1.4600% | 2025 | 1.4600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$15,713 | $16,483 | ~$18,490 | $19,791 | 2023 | $12,023 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,260,570 | ~$1,182,975 | ~1.4043% | ~$16,613 | +17.2% |
| 2027 | ~$1,477,581 | ~$1,301,273 | ~1.3476% | ~$17,536 | +37.4% |
| 2028 | ~$1,731,951 | ~$1,431,400 | ~1.2909% | ~$18,478 | +61.0% |
| 2029 | ~$2,030,111 | ~$1,574,540 | ~1.2342% | ~$19,432 | +88.8% |
| 2030 | ~$2,379,600 | ~$1,731,994 | ~1.1774% | ~$20,393 | +121.3% |
| 2026 | ~$1,239,062 | ~$1,182,975 | ~1.4611% | ~$17,284 | +15.2% |
| 2027 | ~$1,427,588 | ~$1,301,273 | ~1.4611% | ~$19,012 | +32.7% |
| 2028 | ~$1,644,800 | ~$1,431,400 | ~1.4611% | ~$20,914 | +52.9% |
| 2029 | ~$1,895,061 | ~$1,574,540 | ~1.4611% | ~$23,005 | +76.2% |
| 2030 | ~$2,183,399 | ~$1,731,994 | ~1.4611% | ~$25,306 | +103.0% |
| 2026 | ~$1,282,079 | ~$1,182,975 | ~1.3760% | ~$16,277 | +19.2% |
| 2027 | ~$1,528,434 | ~$1,301,273 | ~1.2909% | ~$16,798 | +42.1% |
| 2028 | ~$1,822,127 | ~$1,431,400 | ~1.2058% | ~$17,260 | +69.4% |
| 2029 | ~$2,172,253 | ~$1,574,540 | ~1.1207% | ~$17,646 | +102.0% |
| 2030 | ~$2,589,658 | ~$1,731,994 | ~1.0356% | ~$17,937 | +140.8% |
In 2025, this property's market value of $1,075,432 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 | $1,075,432 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,383,756 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,210,384 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $712,249 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $569,700 | $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.