2104 SAN GABRIEL ST TX 78705
| Owner | DETRICK-GOURLEY PARTNERSHIP |
|---|---|
| Parcel ID | 0113001334 |
| Short ID | 112568 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 15,200 SF |
| Land SF | 24,000 SF |
| Acres | 0.551 |
| Year Built | 1972 |
| Legal | LOT 3-5 BLK 1 OLT 26&27 DIV D CARRINGTON SUBD |
| Neighborhood | 05WC1 |
| Land | $3,600,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,600,000 |
| Improvement | $86,322 |
|---|---|
| Total Improvement | $86,322 |
| Market | $3,686,322 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,686,322 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,686,322 |
| Taxable Value | $3,686,322 |
|---|
Appreciation: Market value has risen +13.4% from $3,250,000 (2021) to $3,686,322 (2025), a CAGR of 3.2% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 lagged 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 $75,440. 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 98% of market value ($3,600,000 land vs $86,322 improvements), about $150/SF of land. With value concentrated in the land under a ~54-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 $3,686,322, 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 +3.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,314,999 by 2030, with an estimated annual tax burden around $81,283. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 11,200 SF | ✗ |
| 1ST | 1st Floor | 7,654 SF | ✓ |
| 2ND | 2nd Floor | 7,546 SF | ✓ |
| SO | Sketch Only | 6,480 SF | ✗ |
| 591 | MASONRY TRIM SF | 3,350 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,296 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,296 SF | ✗ |
| 483 | LIVING QUARTERS | 660 SF | ✓ |
| 581C | STORAGE ATT COMM | 176 SF | ✓ |
| 071 | OBS HEAT WALL | 70 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 2 SF | ✓ |
| 303 | STAIRWAYS FV | 2 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 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% | $31,543.89 | $31,543.89 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,865.90 | $17,865.90 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,814.11 | $12,814.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,023.89 | $4,023.89 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,525.33 | $3,525.33 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $69,773.12 | $69,773.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,156,000 | $3,686,322 | +67.0% |
| Assessed Value | $4,091,296 | $3,686,322 | +11.0% |
| Land Value | $3,600,000 | $3,600,000 | +0.0% |
| Improvement Value | $2,556,000 | $86,322 | +2861.0% |
| Taxable Value | $4,091,296 | $3,686,322 | +11.0% |
| HS Cap Loss | -$2,064,704 | — | |
| Total Tax 2026 = estimate |
~$83,728
Estimated
|
~$69,773
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,156,000 | $6,156,000 | +0 (+0.0%) |
| Taxable Value | $4,091,296 | $4,091,296 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,156,000 | $3,600,000 | $2,556,000 | −$2,064,704 | $4,091,296 | $4,091,296 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,686,322 | $3,600,000 | $86,322 | — | $3,686,322 | $3,686,322 | ~$69,773 | Partial |
| 2024 | $3,419,428 | — | — | — | $3,600,000 ! | $— | $73,056 | Verified |
| 2023 | $2,829,116 | — | — | — | $3,600,000 ! | $— | $62,258 | Verified |
| 2022 | $3,250,000 | — | — | −$1,330,000 | $1,920,000 | $— | $56,042 | Verified |
| 2021 | $3,250,000 | — | — | −$1,330,000 | $1,920,000 | $— | $71,004 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +67.0% | +11.0% | 66.5% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -3.4% | -3.4% | ~100% | 1.9800% | Verified |
| 2023 | +27.2% | +27.2% | ~100% | 1.6300% | Verified |
| 2022 | -14.3% | -14.3% | ~100% | 1.8700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +67.0% | +16.5% | -5.1% | +67.0% | 2026 | -13.0% | 2023 |
| Assessment Ratio | 66.5% | 86.2% | — | 127.2% | 2023 | 59.1% | 2021 |
| Effective Tax Rate (2025) | 1.8900% | 1.8900% | — | 1.8900% | 2025 | 1.8900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$69,773 | $66,427 | ~$78,954 | $73,056 | 2024 | $56,042 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,804,265 | ~$3,804,265 | ~2.0139% | ~$76,615 | +3.2% |
| 2027 | ~$3,925,981 | ~$3,925,981 | ~1.9814% | ~$77,789 | +6.5% |
| 2028 | ~$4,051,592 | ~$4,051,592 | ~1.9488% | ~$78,959 | +9.9% |
| 2029 | ~$4,181,222 | ~$4,181,222 | ~1.9163% | ~$80,124 | +13.4% |
| 2030 | ~$4,314,999 | ~$4,314,999 | ~1.8837% | ~$81,283 | +17.1% |
| 2026 | ~$3,730,538 | ~$3,730,538 | ~2.0465% | ~$76,345 | +1.2% |
| 2027 | ~$3,775,285 | ~$3,775,285 | ~2.0465% | ~$77,261 | +2.4% |
| 2028 | ~$3,820,569 | ~$3,820,569 | ~2.0465% | ~$78,187 | +3.6% |
| 2029 | ~$3,866,395 | ~$3,866,395 | ~2.0465% | ~$79,125 | +4.9% |
| 2030 | ~$3,912,772 | ~$3,912,772 | ~2.0465% | ~$80,074 | +6.1% |
| 2026 | ~$3,877,991 | ~$3,877,991 | ~1.9977% | ~$77,469 | +5.2% |
| 2027 | ~$4,079,626 | ~$4,079,626 | ~1.9488% | ~$79,505 | +10.7% |
| 2028 | ~$4,291,745 | ~$4,291,745 | ~1.9000% | ~$81,544 | +16.4% |
| 2029 | ~$4,514,894 | ~$4,514,894 | ~1.8512% | ~$83,579 | +22.5% |
| 2030 | ~$4,749,644 | ~$4,749,644 | ~1.8024% | ~$85,606 | +28.8% |
In 2025, this property's market value of $3,686,322 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 7× 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 | $3,686,322 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $3,419,428 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $2,829,116 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $3,250,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,250,000 | $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.