1632 WATERSTON AVE TX 78703
| Owner | BRYAN JAMES |
|---|---|
| Parcel ID | 0111030717 |
| Short ID | 110158 |
| Type | Real |
| Use Code | 03 Triplex |
| Valuation | Income |
| Improvement SF | 2,160 SF |
| Land SF | 8,696 SF |
| Acres | 0.200 |
| Year Built | 1966 |
| Legal | TRT 1 WETZEL HENRY JR SUBD |
| Neighborhood | Z3005 |
| Land | $856,794 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $856,794 |
| Improvement | $508,418 |
|---|---|
| Total Improvement | $508,418 |
| Market | $1,365,212 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,365,212 |
| Value Limitation Adjustment (−) (homestead cap) | −$50,318 |
| Net Appraised (assessed) | $1,314,894 |
| Exemptions (−) (HS,OV65) | −$269,678 |
|---|---|
| Taxable Value | $1,045,216 |
Appreciation: Market value has risen +43.5% from $951,585 (2021) to $1,365,212 (2025), a CAGR of 9.4% 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 $21,390. Austin ISD is the largest single contributor, at 35.9% of the total 2025 levy.
Assessment Gap: Assessed value ($1,314,894) is $50,318 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 63% of market value ($856,794 land vs $508,418 improvements), about $99/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,365,212, 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 +9.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,143,585 by 2030, with an estimated annual tax burden around $39,891. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 2,700 SF | ✗ |
| 1ST | 1st Floor | 2,160 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,160 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 480 SF | ✗ |
| 051 | CARPORT DET 1ST | 200 SF | ✗ |
| 251 | BATHROOM | 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% | $6,315.47 | $6,315.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,221.49 | $5,221.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,928.39 | $3,928.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,184.05 | $1,184.05 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $964.52 | $964.52 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,613.92 | $17,613.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $952,576 | $1,365,212 | -30.2% |
| Assessed Value | $952,576 | $1,314,894 | -27.6% |
| Land Value | $799,674 | $856,794 | -6.7% |
| Improvement Value | $152,902 | $508,418 | -69.9% |
| Taxable Value | $712,049 | $1,045,216 | -31.9% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$14,572
Estimated
|
~$17,614
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $952,576 | $952,576 | +0 (+0.0%) |
| Taxable Value | $714,098 | $712,049 | -2,049 (-0.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $952,576 | $799,674 | $152,902 | — | $952,576 | $712,049 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,365,212 | $856,794 | $508,418 | −$50,318 | $1,314,894 | $1,045,216 | ~$17,614 | Partial |
| 2024 | $1,523,210 | — | — | −$773,210 | $750,000 | $— | $17,897 | Verified |
| 2023 | $1,402,717 | — | — | −$577,717 | $825,000 | $— | $16,541 | Verified |
| 2022 | $939,455 | — | — | −$114,455 | $825,000 | $— | $17,817 | Verified |
| 2021 | $951,585 | — | — | −$401,585 | $550,000 | $— | $14,238 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -30.2% | -27.6% | ~100% | Not available | Partial |
| 2025 | -8.2% | -0.3% | 96.3% | Not available | Partial |
| 2024 | -2.4% | +2.7% | 88.7% | 1.2000% | Verified |
| 2023 | +8.6% | +9.2% | 84.3% | 1.0900% | Verified |
| 2022 | +49.3% | +30.5% | 83.9% | 1.2700% | Verified |
| 2021 | base year | — | 96.0% | 1.5000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +45.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -30.2% | +3.2% | +18.9% | +49.3% | 2023 | -30.2% | 2026 |
| Assessment Ratio | 100.0% | 75.0% | — | 100.0% | 2026 | 49.2% | 2024 |
| Effective Tax Rate (2025) | 1.2900% | 1.2900% | — | 1.2900% | 2025 | 1.2900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,614 | $16,821 | ~$34,308 | $17,897 | 2024 | $14,238 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,494,129 | ~$1,446,383 | ~2.0139% | ~$29,129 | +9.4% |
| 2027 | ~$1,635,221 | ~$1,591,022 | ~1.9814% | ~$31,524 | +19.8% |
| 2028 | ~$1,789,635 | ~$1,750,124 | ~1.9488% | ~$34,107 | +31.1% |
| 2029 | ~$1,958,631 | ~$1,925,136 | ~1.9163% | ~$36,891 | +43.5% |
| 2030 | ~$2,143,585 | ~$2,117,650 | ~1.8837% | ~$39,891 | +57.0% |
| 2026 | ~$1,466,825 | ~$1,446,383 | ~2.0465% | ~$29,600 | +7.4% |
| 2027 | ~$1,576,002 | ~$1,576,002 | ~2.0465% | ~$32,253 | +15.4% |
| 2028 | ~$1,693,304 | ~$1,693,304 | ~2.0465% | ~$34,653 | +24.0% |
| 2029 | ~$1,819,337 | ~$1,819,337 | ~2.0465% | ~$37,232 | +33.3% |
| 2030 | ~$1,954,751 | ~$1,954,751 | ~2.0465% | ~$40,004 | +43.2% |
| 2026 | ~$1,521,434 | ~$1,446,383 | ~1.9977% | ~$28,894 | +11.4% |
| 2027 | ~$1,695,532 | ~$1,591,022 | ~1.9488% | ~$31,006 | +24.2% |
| 2028 | ~$1,889,552 | ~$1,750,124 | ~1.9000% | ~$33,253 | +38.4% |
| 2029 | ~$2,105,774 | ~$1,925,136 | ~1.8512% | ~$35,638 | +54.2% |
| 2030 | ~$2,346,739 | ~$2,117,650 | ~1.8024% | ~$38,168 | +71.9% |
In 2025, this property's market value of $1,365,212 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +163% 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 | $1,365,212 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,523,210 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,402,717 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $939,455 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $951,585 | $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.