2700 WARREN ST TX 78703
| Owner | MICHEL EDYTHE ANNE SCHMIDT |
|---|---|
| Parcel ID | 0121040305 |
| Short ID | 120667 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,123 SF |
| Land SF | 11,801 SF |
| Acres | 0.271 |
| Year Built | 1960 |
| Legal | S78.84FT OF LOT 8 MONT-DALE |
| Neighborhood | XSMF1 |
| Land | $787,539 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $787,539 |
| Improvement | $186,185 |
|---|---|
| Total Improvement | $186,185 |
| Market | $973,724 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $973,724 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $973,724 |
| Taxable Value | $973,724 |
|---|
Appreciation: Market value has risen +22.5% from $795,000 (2021) to $973,724 (2025), a CAGR of 5.2% over 4 years. This represents moderate, steady growth. 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 $19,927. 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 81% of market value ($787,539 land vs $186,185 improvements), about $67/SF of land. With value concentrated in the land under a ~66-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 $973,724, 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 +5.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,254,648 by 2030, with an estimated annual tax burden around $23,634. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,123 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,123 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 663 SF | ✓ |
| 612 | TERRACE UNCOVERD | 440 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 40 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 2 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% | $9,008.89 | $9,008.89 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,102.48 | $5,102.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,659.69 | $3,659.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,149.22 | $1,149.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,006.83 | $1,006.83 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,927.11 | $19,927.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $963,062 | $973,724 | -1.1% |
| Assessed Value | $963,062 | $973,724 | -1.1% |
| Land Value | $984,423 | $787,539 | +25.0% |
| Improvement Value | — | $186,185 | — |
| Taxable Value | $963,062 | $973,724 | -1.1% |
| Total Tax 2026 = estimate |
~$19,709
Estimated
|
~$19,927
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $973,724 | $963,062 | -10,662 (-1.1%) |
| Taxable Value | $973,724 | $963,062 | -10,662 (-1.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $963,062 | $984,423 | — | — | $963,062 | $963,062 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $973,724 | $787,539 | $186,185 | — | $973,724 | $973,724 | ~$19,927 | Partial |
| 2024 | $1,225,969 | — | — | −$592,031 | $633,938 | $— | $17,445 | Verified |
| 2023 | $1,304,222 | — | — | −$398,597 | $905,625 | $— | $22,181 | Verified |
| 2022 | $1,006,900 | — | — | −$101,275 | $905,625 | $— | $25,757 | Verified |
| 2021 | $795,000 | — | — | −$162,500 | $632,500 | $— | $21,917 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +10.6% | +10.6% | ~100% | Not available | Partial |
| 2024 | -28.2% | -28.2% | ~100% | 1.9800% | Verified |
| 2023 | -6.0% | -6.0% | ~100% | 1.8100% | Verified |
| 2022 | +29.5% | +29.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.7600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -3.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.1% | +5.7% | +5.4% | +29.5% | 2023 | -20.6% | 2025 |
| Assessment Ratio | 100.0% | 81.8% | — | 100.0% | 2025 | 51.7% | 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 |
$19,927 | $21,445 | ~$22,113 | $25,757 | 2022 | $17,445 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,024,361 | ~$1,024,361 | ~2.0139% | ~$20,630 | +5.2% |
| 2027 | ~$1,077,631 | ~$1,077,631 | ~1.9814% | ~$21,352 | +10.7% |
| 2028 | ~$1,133,672 | ~$1,133,672 | ~1.9488% | ~$22,093 | +16.4% |
| 2029 | ~$1,192,627 | ~$1,192,627 | ~1.9163% | ~$22,854 | +22.5% |
| 2030 | ~$1,254,648 | ~$1,254,648 | ~1.8837% | ~$23,634 | +28.9% |
| 2026 | ~$1,004,887 | ~$1,004,887 | ~2.0465% | ~$20,565 | +3.2% |
| 2027 | ~$1,037,046 | ~$1,037,046 | ~2.0465% | ~$21,223 | +6.5% |
| 2028 | ~$1,070,236 | ~$1,070,236 | ~2.0465% | ~$21,902 | +9.9% |
| 2029 | ~$1,104,487 | ~$1,104,487 | ~2.0465% | ~$22,603 | +13.4% |
| 2030 | ~$1,139,834 | ~$1,139,834 | ~2.0465% | ~$23,327 | +17.1% |
| 2026 | ~$1,043,836 | ~$1,043,836 | ~1.9977% | ~$20,852 | +7.2% |
| 2027 | ~$1,118,995 | ~$1,118,995 | ~1.9488% | ~$21,807 | +14.9% |
| 2028 | ~$1,199,567 | ~$1,199,567 | ~1.9000% | ~$22,792 | +23.2% |
| 2029 | ~$1,285,940 | ~$1,285,940 | ~1.8512% | ~$23,805 | +32.1% |
| 2030 | ~$1,378,532 | ~$1,378,532 | ~1.8024% | ~$24,846 | +41.6% |
In 2025, this property's market value of $973,724 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +87% 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 | $973,724 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,225,969 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,304,222 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,006,900 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $795,000 | $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.