615 UPSON ST TX 78703
| Owner | ARROYO LADO LLC |
|---|---|
| Parcel ID | 0110060419 |
| Short ID | 540944 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 9,702 SF |
| Land SF | 19,482 SF |
| Acres | 0.447 |
| Year Built | 1972 |
| Legal | LOT 1-2 & W51FT AV OF LOT 15-16 BLK 3 JOHNSON CHARLES ADDN PLUS VAC ALLEY |
| Neighborhood | 05CEN |
| Land | $1,948,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,948,200 |
| Improvement | $2,440,200 |
|---|---|
| Total Improvement | $2,440,200 |
| Market | $4,388,400 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,388,400 |
| Value Limitation Adjustment (−) (homestead cap) | −$546,408 |
| Net Appraised (assessed) | $3,841,992 |
| Taxable Value | $3,841,992 |
|---|
Appreciation: Market value has risen +96.7% from $2,231,460 (2021) to $4,388,400 (2025), a CAGR of 18.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $78,626. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($3,841,992) is $546,408 below market value, suggesting potential for an upward assessment in future years.
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 44% of market value ($1,948,200 land vs $2,440,200 improvements), about $100/SF of land. Most value sits in the improvements, so building condition, age (~54 yrs), and rent roll drive the underwriting.
Submarket Position: At $4,388,400, 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 +18.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,220,040 by 2030, with an estimated annual tax burden around $116,558. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 7,800 SF | ✗ |
| 1ST | 1st Floor | 3,234 SF | ✓ |
| 2ND | 2nd Floor | 3,234 SF | ✓ |
| 3RD | 3rd Floor | 3,234 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 1,202 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 1,202 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,202 SF | ✗ |
| 571C | STORAGE DET COMM | 252 SF | ✓ |
| SO | Sketch Only | 252 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% | $35,546.11 | $35,546.11 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $20,132.69 | $20,132.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,439.93 | $14,439.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,534.43 | $4,534.43 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,972.62 | $3,972.62 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $78,625.78 | $78,625.78 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,851,000 | $4,388,400 | +10.5% |
| Assessed Value | $4,610,390 | $3,841,992 | +20.0% |
| Land Value | $1,948,200 | $1,948,200 | +0.0% |
| Improvement Value | $2,902,800 | $2,440,200 | +19.0% |
| Taxable Value | $4,610,390 | $3,841,992 | +20.0% |
| HS Cap Loss | -$240,610 | — | |
| Total Tax 2026 = estimate |
~$94,351
Estimated
|
~$78,626
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,851,000 | $4,851,000 | +0 (+0.0%) |
| Taxable Value | $4,610,390 | $4,610,390 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,851,000 | $1,948,200 | $2,902,800 | −$240,610 | $4,610,390 | $4,610,390 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,388,400 | $1,948,200 | $2,440,200 | −$546,408 | $3,841,992 | $3,841,992 | ~$78,626 | Partial |
| 2024 | $2,668,050 | — | — | −$719,850 | $1,948,200 | $— | $63,451 | Verified |
| 2023 | $2,522,520 | — | — | −$574,320 | $1,948,200 | $— | $48,272 | Verified |
| 2022 | $2,328,480 | — | — | −$1,062,150 | $1,266,330 | $— | $49,818 | Verified |
| 2021 | $2,231,460 | — | — | −$965,130 | $1,266,330 | $— | $50,684 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.5% | +20.0% | 95.0% | Not available | Partial |
| 2025 | -1.7% | +20.0% | 87.6% | Not available | Partial |
| 2024 | +67.3% | +20.0% | 71.7% | 1.4200% | Verified |
| 2023 | +5.8% | +5.8% | ~100% | 1.8100% | Verified |
| 2022 | +8.3% | +8.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +88.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.5% | +18.7% | +16.2% | +64.5% | 2025 | +4.3% | 2022 |
| Assessment Ratio | 95.0% | 74.0% | — | 95.0% | 2026 | 54.4% | 2022 |
| Effective Tax Rate (2025) | 1.7900% | 1.7900% | — | 1.7900% | 2025 | 1.7900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$78,626 | $58,170 | ~$100,247 | $78,626 | 2025 | $48,272 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,196,794 | ~$4,226,191 | ~2.0139% | ~$85,113 | +18.4% |
| 2027 | ~$6,154,103 | ~$4,648,810 | ~1.9814% | ~$92,111 | +40.2% |
| 2028 | ~$7,287,759 | ~$5,113,691 | ~1.9488% | ~$99,658 | +66.1% |
| 2029 | ~$8,630,249 | ~$5,625,060 | ~1.9163% | ~$107,793 | +96.7% |
| 2030 | ~$10,220,040 | ~$6,187,567 | ~1.8837% | ~$116,558 | +132.9% |
| 2026 | ~$5,109,026 | ~$4,226,191 | ~2.0465% | ~$86,488 | +16.4% |
| 2027 | ~$5,947,987 | ~$4,648,810 | ~2.0465% | ~$95,137 | +35.5% |
| 2028 | ~$6,924,714 | ~$5,113,691 | ~2.0465% | ~$104,651 | +57.8% |
| 2029 | ~$8,061,832 | ~$5,625,060 | ~2.0465% | ~$115,116 | +83.7% |
| 2030 | ~$9,385,678 | ~$6,187,567 | ~2.0465% | ~$126,628 | +113.9% |
| 2026 | ~$5,284,562 | ~$4,226,191 | ~1.9977% | ~$84,425 | +20.4% |
| 2027 | ~$6,363,730 | ~$4,648,810 | ~1.9488% | ~$90,598 | +45.0% |
| 2028 | ~$7,663,277 | ~$5,113,691 | ~1.9000% | ~$97,161 | +74.6% |
| 2029 | ~$9,228,206 | ~$5,625,060 | ~1.8512% | ~$104,131 | +110.3% |
| 2030 | ~$11,112,712 | ~$6,187,567 | ~1.8024% | ~$111,523 | +153.2% |
In 2025, this property's market value of $4,388,400 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 8× 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 | $4,388,400 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $2,668,050 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $2,522,520 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $2,328,480 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $2,231,460 | $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.