1204 ELM ST TX 78703
| Owner | SPEARHEAD ELM LTD |
|---|---|
| Parcel ID | 0110010909 |
| Short ID | 109112 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 23,488 SF |
| Land SF | 44,460 SF |
| Acres | 1.021 |
| Year Built | 1958 |
| Legal | LOT 7-12 BLK D *LESS E10FT OLT 7 DIV Z SHELLEY HEIGHTS |
| Neighborhood | 06CEN |
| Land | $6,669,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,669,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $6,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,000,000 |
| Taxable Value | $6,000,000 |
|---|
Appreciation: Market value has risen +24.6% from $4,815,040 (2021) to $6,000,000 (2025), a CAGR of 5.7% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 $122,789. 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 111% of market value ($6,669,000 land vs $0 improvements), about $150/SF of land. With value concentrated in the land under a ~68-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 $6,000,000, 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 +5.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,899,333 by 2030, with an estimated annual tax burden around $148,803. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 11,744 SF | ✓ |
| 2ND | 2nd Floor | 11,744 SF | ✓ |
| 551 | PAVED AREA | 7,620 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 3,648 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,768 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,768 SF | ✗ |
| 601 | POOL COMM'L | 1,026 SF | ✗ |
| 581C | STORAGE ATT COMM | 324 SF | ✓ |
| SO | Sketch Only | 192 SF | ✗ |
| 413 | STAIRWAY EXT | 2 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 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% | $55,512.00 | $55,512.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $31,441.02 | $31,441.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $22,550.70 | $22,550.70 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7,081.38 | $7,081.38 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $6,204.00 | $6,204.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $122,789.10 | $122,789.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,642,139 | $6,000,000 | -6.0% |
| Assessed Value | $5,642,139 | $6,000,000 | -6.0% |
| Land Value | $6,669,000 | $6,669,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $5,642,139 | $6,000,000 | -6.0% |
| Total Tax 2026 = estimate |
~$115,466
Estimated
|
~$122,789
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,975,939 | $5,642,139 | -1,333,800 (-19.1%) |
| Taxable Value | $6,975,939 | $5,642,139 | -1,333,800 (-19.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,642,139 | $6,669,000 | — | — | $5,642,139 | $5,642,139 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,000,000 | $6,669,000 | — | — | $6,000,000 | $6,000,000 | ~$122,789 | Partial |
| 2024 | $6,598,526 | — | — | −$188,526 | $6,410,000 | $— | $127,034 | Verified |
| 2023 | $4,648,841 | — | — | — | $6,598,526 ! | $— | $119,384 | Verified |
| 2022 | $4,771,870 | — | — | −$1,437,370 | $3,334,500 | $— | $91,811 | Verified |
| 2021 | $4,815,040 | — | — | −$1,480,540 | $3,334,500 | $— | $103,868 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +16.3% | +16.3% | ~100% | Not available | Partial |
| 2025 | -6.4% | -6.4% | ~100% | Not available | Partial |
| 2024 | -2.9% | -2.9% | ~100% | 1.9800% | Verified |
| 2023 | +41.9% | +41.9% | ~100% | 1.8100% | Verified |
| 2022 | -2.6% | -2.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.0% | +4.7% | +7.0% | +41.9% | 2024 | -9.1% | 2025 |
| Assessment Ratio | 100.0% | 96.4% | — | 141.9% | 2023 | 69.3% | 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 |
$122,789 | $112,977 | ~$138,072 | $127,034 | 2024 | $91,811 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,339,268 | ~$6,339,268 | ~2.0139% | ~$127,669 | +5.7% |
| 2027 | ~$6,697,719 | ~$6,697,719 | ~1.9814% | ~$132,708 | +11.6% |
| 2028 | ~$7,076,439 | ~$7,076,439 | ~1.9488% | ~$137,908 | +17.9% |
| 2029 | ~$7,476,573 | ~$7,476,573 | ~1.9163% | ~$143,273 | +24.6% |
| 2030 | ~$7,899,333 | ~$7,899,333 | ~1.8837% | ~$148,803 | +31.7% |
| 2026 | ~$6,219,268 | ~$6,219,268 | ~2.0465% | ~$127,276 | +3.7% |
| 2027 | ~$6,446,548 | ~$6,446,548 | ~2.0465% | ~$131,928 | +7.4% |
| 2028 | ~$6,682,135 | ~$6,682,135 | ~2.0465% | ~$136,749 | +11.4% |
| 2029 | ~$6,926,331 | ~$6,926,331 | ~2.0465% | ~$141,746 | +15.4% |
| 2030 | ~$7,179,451 | ~$7,179,451 | ~2.0465% | ~$146,926 | +19.7% |
| 2026 | ~$6,459,268 | ~$6,459,268 | ~1.9977% | ~$129,034 | +7.7% |
| 2027 | ~$6,953,690 | ~$6,953,690 | ~1.9488% | ~$135,516 | +15.9% |
| 2028 | ~$7,485,957 | ~$7,485,957 | ~1.9000% | ~$142,234 | +24.8% |
| 2029 | ~$8,058,967 | ~$8,058,967 | ~1.8512% | ~$149,187 | +34.3% |
| 2030 | ~$8,675,837 | ~$8,675,837 | ~1.8024% | ~$156,371 | +44.6% |
In 2025, this property's market value of $6,000,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 12× 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 | $6,000,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $6,598,526 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $4,648,841 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $4,771,870 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $4,815,040 | $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.