JACKSON AVE TX 78731
| Owner | RYAN CASTLETOP AUSTIN LLC |
|---|---|
| Parcel ID | 0124000510 |
| Short ID | 913265 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 270,253 SF |
| Land SF | 112,211 SF |
| Acres | 2.576 |
| Year Built | 2024 |
| Legal | LOT 1 BLK A GROVE AT SHOAL CREEK THE |
| Neighborhood | 1NC1 |
| Land | $2,244,211 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,244,211 |
| Improvement | $44,599,177 |
|---|---|
| Total Improvement | $44,599,177 |
| Market | $46,843,388 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $46,843,388 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $46,843,388 |
| Taxable Value | $46,843,388 |
|---|
Appreciation: Market value has risen +1987.3% from $2,244,211 (2021) to $46,843,388 (2025), a CAGR of 113.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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 $958,643. 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 5% of market value ($2,244,211 land vs $44,599,177 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $46,843,388, 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 +113.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,089,917,117 by 2030, with an estimated annual tax burden around $39,368,657. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 270,253 SF | ✓ |
Market value changed by 1035% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $433,395.03 | $433,395.03 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $245,467.32 | $245,467.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $176,058.53 | $176,058.53 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $55,285.97 | $55,285.97 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $48,436.06 | $48,436.06 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $958,642.91 | $958,642.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $50,473,561 | $46,843,388 | +7.7% |
| Assessed Value | $50,473,561 | $46,843,388 | +7.7% |
| Land Value | $2,244,211 | $2,244,211 | +0.0% |
| Improvement Value | $48,229,350 | $44,599,177 | +8.1% |
| Taxable Value | $50,473,561 | $46,843,388 | +7.7% |
| Total Tax 2026 = estimate |
~$1,032,934
Estimated
|
~$958,643
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $50,473,561 | $50,473,561 | +0 (+0.0%) |
| Taxable Value | $50,473,561 | $50,473,561 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $50,473,561 | $2,244,211 | $48,229,350 | — | $50,473,561 | $50,473,561 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $46,843,388 | $2,244,211 | $44,599,177 | — | $46,843,388 | $46,843,388 | ~$958,643 | Partial |
| 2024 | $— | — | — | — | $2,244,211 | $— | $504,889 | Verified |
| 2023 | $— | — | — | — | $2,244,211 | $— | $40,603 | Verified |
| 2022 | $— | — | — | — | $2,244,211 | $— | $44,321 | Verified |
| 2021 | $2,244,211 | — | — | — | $2,244,211 | $— | $48,849 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.7% | +7.7% | ~100% | Not available | Partial |
| 2025 | +83.9% ! | +83.9% | ~100% | Not available | Partial |
| 2024 | +1035.2% ! | +1035.2% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1987.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.7% | +997.5% | +110.7% | +1987.3% | 2025 | +7.7% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 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 |
$958,643 | $503,746 | ~$14,655,426 | $958,643 | 2025 | $48,849 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$100,125,443 | ~$100,125,443 | ~2.0139% | ~$2,016,463 | +113.7% |
| 2027 | ~$214,013,221 | ~$214,013,221 | ~1.9814% | ~$4,240,432 | +356.9% |
| 2028 | ~$457,442,759 | ~$457,442,759 | ~1.9488% | ~$8,914,825 | +876.5% |
| 2029 | ~$977,761,449 | ~$977,761,449 | ~1.9163% | ~$18,736,755 | +1987.3% |
| 2030 | ~$2,089,917,117 | ~$2,089,917,117 | ~1.8837% | ~$39,368,657 | +4361.5% |
| 2026 | ~$99,188,575 | ~$99,188,575 | ~2.0465% | ~$2,029,879 | +111.7% |
| 2027 | ~$210,026,941 | ~$210,026,941 | ~2.0465% | ~$4,298,170 | +348.4% |
| 2028 | ~$444,721,741 | ~$444,721,741 | ~2.0465% | ~$9,101,164 | +849.4% |
| 2029 | ~$941,676,464 | ~$941,676,464 | ~2.0465% | ~$19,271,268 | +1910.3% |
| 2030 | ~$1,993,953,702 | ~$1,993,953,702 | ~2.0465% | ~$40,805,963 | +4156.6% |
| 2026 | ~$101,062,311 | ~$101,062,311 | ~1.9977% | ~$2,018,884 | +115.7% |
| 2027 | ~$218,036,976 | ~$218,036,976 | ~1.9488% | ~$4,249,191 | +365.5% |
| 2028 | ~$470,404,077 | ~$470,404,077 | ~1.9000% | ~$8,937,756 | +904.2% |
| 2029 | ~$1,014,873,713 | ~$1,014,873,713 | ~1.8512% | ~$18,787,281 | +2066.5% |
| 2030 | ~$2,189,540,234 | ~$2,189,540,234 | ~1.8024% | ~$39,463,644 | +4574.2% |
In 2025, this property's market value of $46,843,388 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 90× 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 | $46,843,388 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | — | $467,458 | $564,615 | $848,565 | — | -6.3% |
| 2023 | — | $503,905 | $617,035 | $919,932 | — | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $2,244,211 | $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.