1404 W 12 ST TX 78703
| Owner | JACARANDA INVESTMENTS LLC |
|---|---|
| Parcel ID | 0110011106 |
| Short ID | 109129 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,924 SF |
| Land SF | 6,941 SF |
| Acres | 0.159 |
| Year Built | 1940 |
| Legal | W59FT OF LOT 12 * & W53.91 FT AV OF LOT 11 BLK F OLT 7 DIV Z SHELLEY HEIGHTS |
| Neighborhood | Z3005 |
| Land | $823,887 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $823,887 |
| Improvement | $410,652 |
|---|---|
| Total Improvement | $410,652 |
| Market | $1,234,539 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,234,539 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,234,539 |
| Taxable Value | $1,234,539 |
|---|
Appreciation: Market value has risen +40.8% from $876,600 (2021) to $1,234,539 (2025), a CAGR of 8.9% 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 $25,265. 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 67% of market value ($823,887 land vs $410,652 improvements), about $119/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,234,539, 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 +8.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,894,018 by 2030, with an estimated annual tax burden around $35,678. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,392 SF | ✗ |
| 1ST | 1st Floor | 1,998 SF | ✓ |
| 2ND | 2nd Floor | 1,926 SF | ✓ |
| 051 | CARPORT DET 1ST | 400 SF | ✗ |
| 581 | STORAGE ATT | 120 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 64 SF | ✗ |
| 612 | TERRACE UNCOVERD | 40 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $11,421.95 | $11,421.95 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,469.19 | $6,469.19 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,639.95 | $4,639.95 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,457.04 | $1,457.04 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,276.51 | $1,276.51 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $25,264.64 | $25,264.64 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $802,043 | $1,234,539 | -35.0% |
| Assessed Value | $802,043 | $1,234,539 | -35.0% |
| Land Value | $768,961 | $823,887 | -6.7% |
| Improvement Value | $33,082 | $410,652 | -91.9% |
| Taxable Value | $802,043 | $1,234,539 | -35.0% |
| Total Tax 2026 = estimate |
~$16,414
Estimated
|
~$25,265
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $952,432 | $802,043 | -150,389 (-15.8%) |
| Taxable Value | $952,432 | $802,043 | -150,389 (-15.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $802,043 | $768,961 | $33,082 | — | $802,043 | $802,043 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,234,539 | $823,887 | $410,652 | — | $1,234,539 | $1,234,539 | ~$25,265 | Partial |
| 2024 | $1,478,527 | — | — | −$728,527 | $750,000 | $— | $27,734 | Verified |
| 2023 | $1,380,980 | — | — | −$630,980 | $750,000 | $— | $26,750 | Verified |
| 2022 | $903,500 | — | — | −$153,500 | $750,000 | $— | $27,273 | Verified |
| 2021 | $876,600 | — | — | −$376,600 | $500,000 | $— | $19,666 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -22.9% | -22.9% | ~100% | Not available | Partial |
| 2025 | -11.8% | -11.8% | ~100% | Not available | Partial |
| 2024 | -5.3% | -5.3% | ~100% | 1.9800% | Verified |
| 2023 | +7.1% | +7.1% | ~100% | 1.8100% | Verified |
| 2022 | +52.8% | +52.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -35.0% | +2.3% | +20.7% | +52.8% | 2023 | -35.0% | 2026 |
| Assessment Ratio | 100.0% | 74.2% | — | 100.0% | 2025 | 50.7% | 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 |
$25,265 | $25,338 | ~$31,242 | $27,734 | 2024 | $19,666 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,344,871 | ~$1,344,871 | ~2.0139% | ~$27,085 | +8.9% |
| 2027 | ~$1,465,064 | ~$1,465,064 | ~1.9814% | ~$29,029 | +18.7% |
| 2028 | ~$1,595,998 | ~$1,595,998 | ~1.9488% | ~$31,103 | +29.3% |
| 2029 | ~$1,738,634 | ~$1,738,634 | ~1.9163% | ~$33,317 | +40.8% |
| 2030 | ~$1,894,018 | ~$1,894,018 | ~1.8837% | ~$35,678 | +53.4% |
| 2026 | ~$1,320,180 | ~$1,320,180 | ~2.0465% | ~$27,017 | +6.9% |
| 2027 | ~$1,411,763 | ~$1,411,763 | ~2.0465% | ~$28,892 | +14.4% |
| 2028 | ~$1,509,698 | ~$1,509,698 | ~2.0465% | ~$30,896 | +22.3% |
| 2029 | ~$1,614,427 | ~$1,614,427 | ~2.0465% | ~$33,039 | +30.8% |
| 2030 | ~$1,726,422 | ~$1,726,422 | ~2.0465% | ~$35,331 | +39.8% |
| 2026 | ~$1,369,562 | ~$1,357,993 | ~1.9977% | ~$27,128 | +10.9% |
| 2027 | ~$1,519,352 | ~$1,493,792 | ~1.9488% | ~$29,112 | +23.1% |
| 2028 | ~$1,685,525 | ~$1,643,171 | ~1.9000% | ~$31,221 | +36.5% |
| 2029 | ~$1,869,873 | ~$1,807,489 | ~1.8512% | ~$33,460 | +51.5% |
| 2030 | ~$2,074,383 | ~$1,988,237 | ~1.8024% | ~$35,835 | +68.0% |
In 2025, this property's market value of $1,234,539 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +138% 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 | $1,234,539 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,478,527 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,380,980 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $903,500 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $876,600 | $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.