3539 NORTH HILLS DR TX 78731
| Owner | SUZUKI MIEKO |
|---|---|
| Parcel ID | 0137020412 |
| Short ID | 133822 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,000 SF |
| Land SF | 10,774 SF |
| Acres | 0.247 |
| Year Built | 1980 |
| Legal | LOT 3 NORTHWEST HILLS SEC 9-H |
| Neighborhood | X1005 |
| Land | $472,175 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $472,175 |
| Improvement | $194,177 |
|---|---|
| Total Improvement | $194,177 |
| Market | $666,352 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $666,352 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $666,352 |
| Taxable Value | $666,352 |
|---|
Appreciation: Market value has risen +22.6% from $543,300 (2021) to $666,352 (2025), a CAGR of 5.2% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $13,637. 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 71% of market value ($472,175 land vs $194,177 improvements), about $44/SF of land. With value concentrated in the land under a ~46-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 $666,352, this parcel sits in the upper-middle (50th–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 $860,070 by 2030, with an estimated annual tax burden around $16,202. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,000 SF | ✗ |
| 551 | PAVED AREA | 2,340 SF | ✗ |
| 1ST | 1st Floor | 2,240 SF | ✓ |
| 2ND | 2nd Floor | 1,760 SF | ✓ |
| 612 | TERRACE UNCOVERD | 384 SF | ✗ |
| SO | Sketch Only | 384 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 160 SF | ✗ |
| 251 | BATHROOM | 6 SF | ✓ |
| 522 | FIREPLACE | 4 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% | $6,165.09 | $6,165.09 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,491.80 | $3,491.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,504.45 | $2,504.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $786.45 | $786.45 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $689.01 | $689.01 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,636.80 | $13,636.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $582,265 | $666,352 | -12.6% |
| Assessed Value | $582,265 | $666,352 | -12.6% |
| Land Value | $472,175 | $472,175 | +0.0% |
| Improvement Value | $110,090 | $194,177 | -43.3% |
| Taxable Value | $582,265 | $666,352 | -12.6% |
| Total Tax 2026 = estimate |
~$11,916
Estimated
|
~$13,637
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $723,605 | $582,265 | -141,340 (-19.5%) |
| Taxable Value | $723,605 | $582,265 | -141,340 (-19.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $582,265 | $472,175 | $110,090 | — | $582,265 | $582,265 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $666,352 | $472,175 | $194,177 | — | $666,352 | $666,352 | ~$13,637 | Partial |
| 2024 | $928,009 | — | — | −$298,009 | $630,000 | $— | $18,821 | Verified |
| 2023 | $860,285 | — | — | −$230,285 | $630,000 | $— | $16,790 | Verified |
| 2022 | $680,800 | — | — | −$50,800 | $630,000 | $— | $16,990 | Verified |
| 2021 | $543,300 | — | — | −$183,300 | $360,000 | $— | $14,819 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.6% | +8.6% | ~100% | Not available | Partial |
| 2025 | -29.8% | -29.8% | ~100% | Not available | Partial |
| 2024 | +2.3% | +2.3% | ~100% | 1.9800% | Verified |
| 2023 | +7.9% | +7.9% | ~100% | 1.8100% | Verified |
| 2022 | +26.4% | +26.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.7300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -2.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.6% | +3.8% | +8.3% | +26.4% | 2023 | -28.2% | 2025 |
| Assessment Ratio | 100.0% | 83.3% | — | 100.0% | 2025 | 66.3% | 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 |
$13,637 | $16,211 | ~$15,149 | $18,821 | 2024 | $13,637 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$701,245 | ~$701,245 | ~2.0139% | ~$14,123 | +5.2% |
| 2027 | ~$737,965 | ~$737,965 | ~1.9814% | ~$14,622 | +10.7% |
| 2028 | ~$776,608 | ~$776,608 | ~1.9488% | ~$15,135 | +16.5% |
| 2029 | ~$817,274 | ~$817,274 | ~1.9163% | ~$15,661 | +22.6% |
| 2030 | ~$860,070 | ~$860,070 | ~1.8837% | ~$16,202 | +29.1% |
| 2026 | ~$687,918 | ~$687,918 | ~2.0465% | ~$14,078 | +3.2% |
| 2027 | ~$710,182 | ~$710,182 | ~2.0465% | ~$14,534 | +6.6% |
| 2028 | ~$733,166 | ~$733,166 | ~2.0465% | ~$15,004 | +10.0% |
| 2029 | ~$756,894 | ~$756,894 | ~2.0465% | ~$15,490 | +13.6% |
| 2030 | ~$781,390 | ~$781,390 | ~2.0465% | ~$15,991 | +17.3% |
| 2026 | ~$714,572 | ~$714,572 | ~1.9977% | ~$14,275 | +7.2% |
| 2027 | ~$766,281 | ~$766,281 | ~1.9488% | ~$14,934 | +15.0% |
| 2028 | ~$821,732 | ~$821,732 | ~1.9000% | ~$15,613 | +23.3% |
| 2029 | ~$881,196 | ~$881,196 | ~1.8512% | ~$16,313 | +32.2% |
| 2030 | ~$944,963 | ~$944,963 | ~1.8024% | ~$17,032 | +41.8% |
In 2025, this property's market value of $666,352 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +28% 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 | $666,352 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $928,009 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $860,285 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $680,800 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $543,300 | $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.