1633 WATERSTON AVE TX 78703
| Owner | KATHERINE & TESSA & LILLIA CONTINGENT TRUST |
|---|---|
| Parcel ID | 0111030227 |
| Short ID | 110053 |
| Type | Real |
| Use Code | 03 Triplex |
| Valuation | Income |
| Improvement SF | 2,944 SF |
| Land SF | 15,103 SF |
| Acres | 0.347 |
| Year Built | 1978 |
| Legal | LOT 3 BLK 14 *RESUB LOT 7 MAAS ADDN |
| Neighborhood | Z3005 |
| Land | $1,053,878 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,053,878 |
| Improvement | $171,122 |
|---|---|
| Total Improvement | $171,122 |
| Market | $1,225,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,225,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,225,000 |
| Exemptions (−) (DP,HS) | −$279,955 |
|---|---|
| Taxable Value | $945,045 |
Appreciation: Market value has risen +40.0% from $875,000 (2021) to $1,225,000 (2025), a CAGR of 8.8% 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 $19,340. Austin ISD is the largest single contributor, at 44.5% 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 86% of market value ($1,053,878 land vs $171,122 improvements), about $70/SF of land. With value concentrated in the land under a ~48-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 $1,225,000, 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 +8.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,865,504 by 2030, with an estimated annual tax burden around $35,141. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,944 SF | ✗ |
| 1ST | 1st Floor | 2,560 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 745 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 392 SF | ✓ |
| 2ND | 2nd Floor | 384 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 8 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 3 SF | ✓ |
| 411 | SOLAR DEVICES RESIDENTIAL | 3 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +416 |
| Travis County | 0.3444% | 0.3758% | +297 |
| Austin ISD | 0.9505% | 0.9252% | -225 |
| Travis Central Health | 0.1080% | 0.1180% | +91 |
| Austin Community College | 0.1013% | 0.1034% | +19 |
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% | $8,216.23 | $78.77 | $8,137.46 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,696.58 | $45.02 | $4,651.56 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,551.90 | $34.05 | $3,517.85 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,065.82 | $10.22 | $1,055.60 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $917.94 | $8.80 | $909.14 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $18,448.47 | $176.86 | $18,271.61 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $983,620 | $1,225,000 | -19.7% |
| Assessed Value | $983,620 | $1,225,000 | -19.7% |
| Land Value | $983,619 | $1,053,878 | -6.7% |
| Improvement Value | $1 | $171,122 | -100.0% |
| Taxable Value | $736,433 | $945,045 | -22.1% |
| Exemptions | DP,HS | DP,HS | |
| Total Tax 2026 = estimate |
~$15,071
Estimated
|
$18,448 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,107,522 | $983,620 | -123,902 (-11.2%) |
| Taxable Value | $849,638 | $736,433 | -113,205 (-13.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $983,620 | $983,619 | $1 | — | $983,620 | $736,433 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,225,000 | $1,053,878 | $171,122 | — | $1,225,000 | $945,045 | $18,448 | Verified |
| 2024 | $1,223,500 | — | — | −$173,500 | $1,050,000 | $— | $19,580 | Verified |
| 2023 | $1,549,573 | — | — | −$499,573 | $1,050,000 | $— | $17,377 | Verified |
| 2022 | $918,700 | — | — | — | $1,050,000 ! | $— | $22,021 | Verified |
| 2021 | $875,000 | — | — | −$175,000 | $700,000 | $— | $17,264 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.6% | -9.6% | ~100% | Not available | Partial |
| 2025 | -5.8% | -2.5% | ~100% | 1.5100% | Verified |
| 2024 | +6.3% | +7.9% | 96.7% | 1.5100% | Verified |
| 2023 | -21.0% | -8.4% | 95.2% | 1.4200% | Verified |
| 2022 | +51.1% | +27.9% | 82.0% | 1.4200% | Verified |
| 2021 | base year | — | 96.9% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +19.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -19.7% | +6.6% | +14.1% | +68.7% | 2023 | -21.0% | 2024 |
| Assessment Ratio | 100.0% | 91.3% | — | 114.3% | 2022 | 67.8% | 2023 |
| Effective Tax Rate (2025) | 1.5100% | 1.5100% | — | 1.5100% | 2025 | 1.5100% | 2025 |
| Tax Amount | $18,448 | $18,938 | ~$30,857 | $22,021 | 2022 | $17,264 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,332,503 | ~$1,332,503 | ~2.0139% | ~$26,836 | +8.8% |
| 2027 | ~$1,449,440 | ~$1,449,440 | ~1.9814% | ~$28,719 | +18.3% |
| 2028 | ~$1,576,638 | ~$1,576,638 | ~1.9488% | ~$30,726 | +28.7% |
| 2029 | ~$1,715,000 | ~$1,715,000 | ~1.9163% | ~$32,864 | +40.0% |
| 2030 | ~$1,865,504 | ~$1,865,504 | ~1.8837% | ~$35,141 | +52.3% |
| 2026 | ~$1,308,003 | ~$1,308,003 | ~2.0465% | ~$26,768 | +6.8% |
| 2027 | ~$1,396,629 | ~$1,396,629 | ~2.0465% | ~$28,582 | +14.0% |
| 2028 | ~$1,491,261 | ~$1,491,261 | ~2.0465% | ~$30,518 | +21.7% |
| 2029 | ~$1,592,305 | ~$1,592,305 | ~2.0465% | ~$32,586 | +30.0% |
| 2030 | ~$1,700,195 | ~$1,700,195 | ~2.0465% | ~$34,794 | +38.8% |
| 2026 | ~$1,357,003 | ~$1,347,500 | ~1.9977% | ~$26,918 | +10.8% |
| 2027 | ~$1,503,230 | ~$1,482,250 | ~1.9488% | ~$28,887 | +22.7% |
| 2028 | ~$1,665,214 | ~$1,630,475 | ~1.9000% | ~$30,979 | +35.9% |
| 2029 | ~$1,844,653 | ~$1,793,523 | ~1.8512% | ~$33,202 | +50.6% |
| 2030 | ~$2,043,427 | ~$1,972,875 | ~1.8024% | ~$35,559 | +66.8% |
In 2025, this property's market value of $1,225,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +136% 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 | $1,225,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,223,500 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,549,573 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $918,700 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $875,000 | $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.