1620 WATERSTON AVE TX 78703
| Owner | JESSIE PROJECT LLC |
|---|---|
| Parcel ID | 0111030723 |
| Short ID | 110161 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 4,370 SF |
| Land SF | 8,937 SF |
| Acres | 0.205 |
| Year Built | 1979 |
| Legal | ABS 697 SUR 7 SPEAR G W 75 X 119.16 FT |
| Neighborhood | 05CEN |
| Land | $1,340,550 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,340,550 |
| Improvement | $57,850 |
|---|---|
| Total Improvement | $57,850 |
| Market | $1,398,400 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,398,400 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,398,400 |
| Taxable Value | $1,398,400 |
|---|
Appreciation: Market value has risen +39.1% from $1,005,100 (2021) to $1,398,400 (2025), a CAGR of 8.6% 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 $28,618. 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 96% of market value ($1,340,550 land vs $57,850 improvements), about $150/SF of land. With value concentrated in the land under a ~47-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 $1,398,400, 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 +8.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,113,047 by 2030, with an estimated annual tax burden around $39,804. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 4,000 SF | ✗ |
| 1ST | 1st Floor | 2,185 SF | ✓ |
| 2ND | 2nd Floor | 2,185 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 399 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 399 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 531 | OBS FENCE | 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% | $12,938.00 | $12,938.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,327.85 | $7,327.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,255.82 | $5,255.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,650.43 | $1,650.43 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,445.95 | $1,445.95 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $28,618.05 | $28,618.05 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,345,086 | $1,398,400 | -3.8% |
| Assessed Value | $1,345,086 | $1,398,400 | -3.8% |
| Land Value | $1,340,550 | $1,340,550 | +0.0% |
| Improvement Value | $4,536 | $57,850 | -92.2% |
| Taxable Value | $1,345,086 | $1,398,400 | -3.8% |
| Total Tax 2026 = estimate |
~$27,527
Estimated
|
~$28,618
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,345,086 | $1,345,086 | +0 (+0.0%) |
| Taxable Value | $1,345,086 | $1,345,086 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,345,086 | $1,340,550 | $4,536 | — | $1,345,086 | $1,345,086 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,398,400 | $1,340,550 | $57,850 | — | $1,398,400 | $1,398,400 | ~$28,618 | Partial |
| 2024 | $1,158,050 | — | — | — | $1,340,550 ! | $— | $27,540 | Verified |
| 2023 | $1,136,200 | — | — | −$465,925 | $670,275 | $— | $20,952 | Verified |
| 2022 | $1,048,800 | — | — | −$378,525 | $670,275 | $— | $22,439 | Verified |
| 2021 | $1,005,100 | — | — | −$334,825 | $670,275 | $— | $22,829 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.8% | -3.8% | ~100% | Not available | Partial |
| 2025 | -3.2% | +0.6% | ~100% | Not available | Partial |
| 2024 | +20.3% | +15.6% | 96.2% | 1.9100% | Verified |
| 2023 | +5.8% | +5.8% | ~100% | 1.7400% | 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): +33.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.8% | +6.3% | +9.5% | +20.8% | 2025 | -3.8% | 2026 |
| Assessment Ratio | 100.0% | 84.2% | — | 115.8% | 2024 | 59.0% | 2023 |
| 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 |
$28,618 | $24,476 | ~$35,054 | $28,618 | 2025 | $20,952 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,518,752 | ~$1,518,752 | ~2.0139% | ~$30,587 | +8.6% |
| 2027 | ~$1,649,463 | ~$1,649,463 | ~1.9814% | ~$32,682 | +18.0% |
| 2028 | ~$1,791,422 | ~$1,791,422 | ~1.9488% | ~$34,912 | +28.1% |
| 2029 | ~$1,945,600 | ~$1,945,600 | ~1.9163% | ~$37,283 | +39.1% |
| 2030 | ~$2,113,047 | ~$2,113,047 | ~1.8837% | ~$39,804 | +51.1% |
| 2026 | ~$1,490,784 | ~$1,490,784 | ~2.0465% | ~$30,509 | +6.6% |
| 2027 | ~$1,589,272 | ~$1,589,272 | ~2.0465% | ~$32,524 | +13.6% |
| 2028 | ~$1,694,266 | ~$1,694,266 | ~2.0465% | ~$34,673 | +21.2% |
| 2029 | ~$1,806,197 | ~$1,806,197 | ~2.0465% | ~$36,964 | +29.2% |
| 2030 | ~$1,925,522 | ~$1,925,522 | ~2.0465% | ~$39,406 | +37.7% |
| 2026 | ~$1,546,720 | ~$1,538,240 | ~1.9977% | ~$30,729 | +10.6% |
| 2027 | ~$1,710,772 | ~$1,692,064 | ~1.9488% | ~$32,976 | +22.3% |
| 2028 | ~$1,892,224 | ~$1,861,270 | ~1.9000% | ~$35,364 | +35.3% |
| 2029 | ~$2,092,921 | ~$2,047,397 | ~1.8512% | ~$37,901 | +49.7% |
| 2030 | ~$2,314,906 | ~$2,252,137 | ~1.8024% | ~$40,592 | +65.5% |
In 2025, this property's market value of $1,398,400 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +169% 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 | $1,398,400 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,158,050 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,136,200 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,048,800 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,005,100 | $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.