2100 SAN GABRIEL ST TX 78705
| Owner | 2100 SAN GABRIEL LC |
|---|---|
| Parcel ID | 0113001336 |
| Short ID | 835389 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 13,020 SF |
| Land SF | 16,000 SF |
| Acres | 0.367 |
| Year Built | 1984 |
| Legal | LOT 6-7 BLK 1 OLT 26-28 DIV D CARRINGTON SUBD |
| Neighborhood | 05WC1 |
| Land | $2,400,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,400,000 |
| Improvement | $300,000 |
|---|---|
| Total Improvement | $300,000 |
| Market | $2,700,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,700,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,700,000 |
| Taxable Value | $2,700,000 |
|---|
Appreciation: Market value has fallen -9.2% from $2,971,980 (2021) to $2,700,000 (2025), a CAGR of -2.4% over 4 years. Growth has been relatively flat for this asset class. 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 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 $55,255. 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 89% of market value ($2,400,000 land vs $300,000 improvements), about $150/SF of land. With value concentrated in the land under a ~42-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 $2,700,000, 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 -2.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,394,755 by 2030, with an estimated annual tax burden around $45,111. 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.
13 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,300 SF | ✗ |
| 1ST | 1st Floor | 4,340 SF | ✓ |
| 2ND | 2nd Floor | 4,340 SF | ✓ |
| 3RD | 3rd Floor | 4,340 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 741 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 741 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 741 SF | ✗ |
| 581C | STORAGE ATT COMM | 189 SF | ✓ |
| 413 | STAIRWAY EXT | 2 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 521 | FIREPLACE | 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% | $24,980.40 | $24,980.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,148.46 | $14,148.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,147.82 | $10,147.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,186.62 | $3,186.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,791.80 | $2,791.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $55,255.10 | $55,255.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,737,503 | $2,700,000 | +1.4% |
| Assessed Value | $2,737,503 | $2,700,000 | +1.4% |
| Land Value | $2,400,000 | $2,400,000 | +0.0% |
| Improvement Value | $337,503 | $300,000 | +12.5% |
| Taxable Value | $2,737,503 | $2,700,000 | +1.4% |
| Total Tax 2026 = estimate |
~$56,023
Estimated
|
~$55,255
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,450,300 | $2,737,503 | -712,797 (-20.7%) |
| Taxable Value | $3,240,000 | $2,737,503 | -502,497 (-15.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,737,503 | $2,400,000 | $337,503 | — | $2,737,503 | $2,737,503 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,700,000 | $2,400,000 | $300,000 | — | $2,700,000 | $2,700,000 | ~$55,255 | Partial |
| 2024 | $2,875,000 | — | — | −$475,000 | $2,400,000 | $— | $59,367 | Verified |
| 2023 | $2,740,000 | — | — | −$340,000 | $2,400,000 | $— | $52,016 | Verified |
| 2022 | $2,971,980 | — | — | −$1,691,980 | $1,280,000 | $— | $54,172 | Verified |
| 2021 | $2,971,980 | — | — | −$1,691,980 | $1,280,000 | $— | $64,690 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +27.8% | +20.0% | 93.9% | Not available | Partial |
| 2025 | -9.9% | -9.9% | ~100% | Not available | Partial |
| 2024 | +4.2% | +4.2% | ~100% | 1.9800% | Verified |
| 2023 | +2.7% | +2.7% | ~100% | 1.8100% | Verified |
| 2022 | -5.8% | -5.8% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -9.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.4% | -1.5% | -2.6% | +4.9% | 2024 | -7.8% | 2023 |
| Assessment Ratio | 100.0% | 76.2% | — | 100.0% | 2025 | 43.1% | 2021 |
| 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 |
$55,255 | $57,100 | ~$49,032 | $64,690 | 2021 | $52,016 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,635,987 | ~$2,635,987 | ~2.0139% | ~$53,087 | -2.4% |
| 2027 | ~$2,573,491 | ~$2,573,491 | ~1.9814% | ~$50,991 | -4.7% |
| 2028 | ~$2,512,477 | ~$2,512,477 | ~1.9488% | ~$48,964 | -6.9% |
| 2029 | ~$2,452,910 | ~$2,452,910 | ~1.9163% | ~$47,005 | -9.2% |
| 2030 | ~$2,394,755 | ~$2,394,755 | ~1.8837% | ~$45,111 | -11.3% |
| 2026 | ~$2,581,987 | ~$2,581,987 | ~2.0465% | ~$52,840 | -4.4% |
| 2027 | ~$2,469,132 | ~$2,469,132 | ~2.0465% | ~$50,530 | -8.6% |
| 2028 | ~$2,361,210 | ~$2,361,210 | ~2.0465% | ~$48,322 | -12.5% |
| 2029 | ~$2,258,004 | ~$2,258,004 | ~2.0465% | ~$46,210 | -16.4% |
| 2030 | ~$2,159,310 | ~$2,159,310 | ~2.0465% | ~$44,190 | -20.0% |
| 2026 | ~$2,689,987 | ~$2,689,987 | ~1.9977% | ~$53,737 | -0.4% |
| 2027 | ~$2,680,011 | ~$2,680,011 | ~1.9488% | ~$52,229 | -0.7% |
| 2028 | ~$2,670,072 | ~$2,670,072 | ~1.9000% | ~$50,732 | -1.1% |
| 2029 | ~$2,660,170 | ~$2,660,170 | ~1.8512% | ~$49,245 | -1.5% |
| 2030 | ~$2,650,304 | ~$2,650,304 | ~1.8024% | ~$47,768 | -1.8% |
In 2025, this property's market value of $2,700,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 5× 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 | $2,700,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $2,875,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $2,740,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $2,971,980 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $2,971,980 | $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.