1505 LORRAIN ST TX 78703
| Owner | VON KREISLER NICOLAI |
|---|---|
| Parcel ID | 0110010209 |
| Short ID | 108996 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,509 SF |
| Land SF | 8,245 SF |
| Acres | 0.189 |
| Year Built | 1952 |
| Legal | W123 FT OF S65FT AV OF LOT 14 * & NW TRI OF LOT 13 OLT 6-8 DIV Z ENFIELD A |
| Neighborhood | Z320005 |
| Land | $796,697 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $796,697 |
| Improvement | $178,303 |
|---|---|
| Total Improvement | $178,303 |
| Market | $975,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $975,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $975,000 |
| Taxable Value | $975,000 |
|---|
Appreciation: Market value has risen +38.9% from $702,082 (2021) to $975,000 (2025), a CAGR of 8.6% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $19,953. 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 ($796,697 land vs $178,303 improvements), about $97/SF of land. With value concentrated in the land under a ~74-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 $975,000, 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 +8.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,469,859 by 2030, with an estimated annual tax burden around $27,688. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,509 SF | ✗ |
| 1ST | 1st Floor | 1,501 SF | ✓ |
| 2ND | 2nd Floor | 1,008 SF | ✓ |
| 612 | TERRACE UNCOVERD | 493 SF | ✗ |
| 581 | STORAGE ATT | 121 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 48 SF | ✗ |
| 251 | BATHROOM | 4 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $9,020.70 | $9,020.70 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,109.17 | $5,109.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,664.49 | $3,664.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,150.72 | $1,150.72 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,008.15 | $1,008.15 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,953.23 | $19,953.23 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $840,000 | $975,000 | -13.8% |
| Assessed Value | $840,000 | $975,000 | -13.8% |
| Land Value | $780,658 | $796,697 | -2.0% |
| Improvement Value | $59,342 | $178,303 | -66.7% |
| Taxable Value | $840,000 | $975,000 | -13.8% |
| Total Tax 2026 = estimate |
~$17,190
Estimated
|
~$19,953
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,181,032 | $840,000 | -341,032 (-28.9%) |
| Taxable Value | $1,170,000 | $840,000 | -330,000 (-28.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $840,000 | $780,658 | $59,342 | — | $840,000 | $840,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $975,000 | $796,697 | $178,303 | — | $975,000 | $975,000 | ~$19,953 | Partial |
| 2024 | $1,197,209 | — | — | −$447,209 | $750,000 | $— | $19,323 | Verified |
| 2023 | $1,079,500 | — | — | −$79,500 | $1,000,000 | $— | $21,660 | Verified |
| 2022 | $850,000 | — | — | — | $1,000,000 ! | $— | $21,319 | Verified |
| 2021 | $702,082 | — | — | −$102,082 | $600,000 | $— | $18,502 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +21.1% | +20.0% | 99.1% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -18.6% | -18.6% | ~100% | 1.9800% | Verified |
| 2023 | +10.9% | +10.9% | ~100% | 1.8100% | Verified |
| 2022 | +19.6% | +19.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.8% | +5.3% | +12.0% | +27.0% | 2023 | -18.6% | 2025 |
| Assessment Ratio | 100.0% | 93.0% | — | 117.6% | 2022 | 62.6% | 2024 |
| 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 |
$19,953 | $20,151 | ~$24,405 | $21,660 | 2023 | $18,502 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,058,422 | ~$1,058,422 | ~2.0139% | ~$21,316 | +8.6% |
| 2027 | ~$1,148,981 | ~$1,148,981 | ~1.9814% | ~$22,766 | +17.8% |
| 2028 | ~$1,247,289 | ~$1,247,289 | ~1.9488% | ~$24,308 | +27.9% |
| 2029 | ~$1,354,009 | ~$1,354,009 | ~1.9163% | ~$25,947 | +38.9% |
| 2030 | ~$1,469,859 | ~$1,469,859 | ~1.8837% | ~$27,688 | +50.8% |
| 2026 | ~$1,038,922 | ~$1,038,922 | ~2.0465% | ~$21,261 | +6.6% |
| 2027 | ~$1,107,035 | ~$1,107,035 | ~2.0465% | ~$22,655 | +13.5% |
| 2028 | ~$1,179,613 | ~$1,179,613 | ~2.0465% | ~$24,141 | +21.0% |
| 2029 | ~$1,256,949 | ~$1,256,949 | ~2.0465% | ~$25,723 | +28.9% |
| 2030 | ~$1,339,356 | ~$1,339,356 | ~2.0465% | ~$27,410 | +37.4% |
| 2026 | ~$1,077,922 | ~$1,072,500 | ~1.9977% | ~$21,425 | +10.6% |
| 2027 | ~$1,191,708 | ~$1,179,750 | ~1.9488% | ~$22,991 | +22.2% |
| 2028 | ~$1,317,506 | ~$1,297,725 | ~1.9000% | ~$24,657 | +35.1% |
| 2029 | ~$1,456,583 | ~$1,427,498 | ~1.8512% | ~$26,426 | +49.4% |
| 2030 | ~$1,610,341 | ~$1,570,247 | ~1.8024% | ~$28,302 | +65.2% |
In 2025, this property's market value of $975,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +88% 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 | $975,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,197,209 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,079,500 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $850,000 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $702,082 | $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.