2005 GRISWOLD LN TX 78703
| Owner | FRASCO FAMILY REVOCABLE TRUST |
|---|---|
| Parcel ID | 0114030916 |
| Short ID | 882131 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,920 SF |
| Land SF | 7,780 SF |
| Acres | 0.179 |
| Year Built | 1950 |
| Legal | LOT 4 BLK 3 WARD & TREADWELL |
| Neighborhood | XSMF1 |
| Land | $586,869 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $586,869 |
| Improvement | $491,166 |
|---|---|
| Total Improvement | $491,166 |
| Market | $1,078,035 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,078,035 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,078,035 |
| Taxable Value | $1,078,035 |
|---|
Appreciation: Market value has risen +41.3% from $762,700 (2021) to $1,078,035 (2025), a CAGR of 9.0% 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 $22,062. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 54% of market value ($586,869 land vs $491,166 improvements), about $75/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,078,035, 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 +9.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,661,429 by 2030, with an estimated annual tax burden around $31,297. 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.
15 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,920 SF | ✗ |
| 2ND | 2nd Floor | 1,855 SF | ✓ |
| 1ST | 1st Floor | 1,326 SF | ✓ |
| 061 | CARPORT ATT 1ST | 1,001 SF | ✗ |
| 3RD | 3rd Floor | 739 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 218 SF | ✗ |
| 612 | TERRACE UNCOVERD | 148 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 126 SF | ✗ |
| 512 | DECK UNCOVRED | 88 SF | ✗ |
| 613 | TERRACE COVERED | 88 SF | ✗ |
| 013 | PORCH OPEN 3RD F | 36 SF | ✗ |
| 581 | STORAGE ATT | 12 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 522 | 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% | $9,973.98 | $9,973.98 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,649.09 | $5,649.09 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,051.74 | $4,051.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,272.33 | $1,272.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,114.69 | $1,114.69 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $22,061.83 | $22,061.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,047,878 | $1,078,035 | -2.8% |
| Assessed Value | $1,047,878 | $1,078,035 | -2.8% |
| Land Value | $586,869 | $586,869 | +0.0% |
| Improvement Value | $461,009 | $491,166 | -6.1% |
| Taxable Value | $1,047,878 | $1,078,035 | -2.8% |
| Total Tax 2026 = estimate |
~$21,445
Estimated
|
~$22,062
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,047,878 | $1,047,878 | +0 (+0.0%) |
| Taxable Value | $1,047,878 | $1,047,878 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,047,878 | $586,869 | $461,009 | — | $1,047,878 | $1,047,878 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,078,035 | $586,869 | $491,166 | — | $1,078,035 | $1,078,035 | ~$22,062 | Partial |
| 2024 | $1,367,000 | — | — | −$842,000 | $525,000 | $— | $22,975 | Verified |
| 2023 | $1,458,285 | — | — | −$520,785 | $937,500 | $— | $24,732 | Verified |
| 2022 | $1,012,200 | — | — | — | $1,012,500 ! | $— | $28,800 | Verified |
| 2021 | $762,700 | — | — | −$312,700 | $450,000 | $— | $22,032 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.8% | -2.8% | ~100% | Not available | Partial |
| 2025 | -7.0% | -7.0% | ~100% | Not available | Partial |
| 2024 | -15.2% | -15.2% | ~100% | 1.9800% | Verified |
| 2023 | -6.3% | -6.3% | ~100% | 1.8100% | Verified |
| 2022 | +44.1% | +44.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.8% | +9.3% | +9.7% | +44.1% | 2023 | -21.1% | 2025 |
| Assessment Ratio | 100.0% | 77.0% | — | 100.0% | 2022 | 38.4% | 2024 |
| 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 |
$22,062 | $24,120 | ~$27,360 | $28,800 | 2022 | $22,032 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,175,446 | ~$1,175,446 | ~2.0139% | ~$23,673 | +9.0% |
| 2027 | ~$1,281,659 | ~$1,281,659 | ~1.9814% | ~$25,395 | +18.9% |
| 2028 | ~$1,397,469 | ~$1,397,469 | ~1.9488% | ~$27,234 | +29.6% |
| 2029 | ~$1,523,744 | ~$1,523,744 | ~1.9163% | ~$29,199 | +41.3% |
| 2030 | ~$1,661,429 | ~$1,661,429 | ~1.8837% | ~$31,297 | +54.1% |
| 2026 | ~$1,153,885 | ~$1,153,885 | ~2.0465% | ~$23,614 | +7.0% |
| 2027 | ~$1,235,072 | ~$1,235,072 | ~2.0465% | ~$25,276 | +14.6% |
| 2028 | ~$1,321,971 | ~$1,321,971 | ~2.0465% | ~$27,054 | +22.6% |
| 2029 | ~$1,414,985 | ~$1,414,985 | ~2.0465% | ~$28,957 | +31.3% |
| 2030 | ~$1,514,543 | ~$1,514,543 | ~2.0465% | ~$30,995 | +40.5% |
| 2026 | ~$1,197,007 | ~$1,185,838 | ~1.9977% | ~$23,689 | +11.0% |
| 2027 | ~$1,329,108 | ~$1,304,422 | ~1.9488% | ~$25,421 | +23.3% |
| 2028 | ~$1,475,788 | ~$1,434,865 | ~1.9000% | ~$27,263 | +36.9% |
| 2029 | ~$1,638,655 | ~$1,578,351 | ~1.8512% | ~$29,218 | +52.0% |
| 2030 | ~$1,819,497 | ~$1,736,186 | ~1.8024% | ~$31,293 | +68.8% |
In 2025, this property's market value of $1,078,035 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +107% 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 | $1,078,035 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,367,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,458,285 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,012,200 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $762,700 | $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.