3601 NORTH HILLS DR TX 78731
| Owner | MA KICH THIEN & LOAN HUE ONG |
|---|---|
| Parcel ID | 0137020449 |
| Short ID | 375242 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,000 SF |
| Land SF | 11,130 SF |
| Acres | 0.256 |
| Year Built | 1981 |
| Legal | LOT 1 NORTHWEST HILLS SEC 9-I |
| Neighborhood | X1005 |
| Land | $476,625 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $476,625 |
| Improvement | $183,042 |
|---|---|
| Total Improvement | $183,042 |
| Market | $659,667 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $659,667 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $659,667 |
| Taxable Value | $659,667 |
|---|
Appreciation: Market value has risen +26.5% from $521,673 (2021) to $659,667 (2025), a CAGR of 6.0% 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 $13,500. 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 72% of market value ($476,625 land vs $183,042 improvements), about $43/SF of land. With value concentrated in the land under a ~45-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 $659,667, 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 +6.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $884,571 by 2030, with an estimated annual tax burden around $16,663. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,000 SF | ✗ |
| 1ST | 1st Floor | 2,240 SF | ✓ |
| 2ND | 2nd Floor | 1,760 SF | ✓ |
| 512 | DECK UNCOVRED | 720 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 128 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% | $6,103.24 | $6,103.24 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,456.77 | $3,456.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,479.33 | $2,479.33 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $778.56 | $778.56 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $682.10 | $682.10 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,500.00 | $13,500.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $684,818 | $659,667 | +3.8% |
| Assessed Value | $684,818 | $659,667 | +3.8% |
| Land Value | $476,625 | $476,625 | +0.0% |
| Improvement Value | $208,193 | $183,042 | +13.7% |
| Taxable Value | $684,818 | $659,667 | +3.8% |
| Total Tax 2026 = estimate |
~$14,015
Estimated
|
~$13,500
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $684,818 | $684,818 | +0 (+0.0%) |
| Taxable Value | $684,818 | $684,818 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $684,818 | $476,625 | $208,193 | — | $684,818 | $684,818 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $659,667 | $476,625 | $183,042 | — | $659,667 | $659,667 | ~$13,500 | Partial |
| 2024 | $879,453 | — | — | −$249,453 | $630,000 | $— | $17,310 | Verified |
| 2023 | $964,391 | — | — | −$334,391 | $630,000 | $— | $15,911 | Verified |
| 2022 | $630,130 | — | — | −$130 | $630,000 | $— | $19,046 | Verified |
| 2021 | $521,673 | — | — | −$161,673 | $360,000 | $— | $13,716 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.8% | +3.8% | ~100% | Not available | Partial |
| 2025 | -24.5% | -24.5% | ~100% | Not available | Partial |
| 2024 | -0.7% | -0.7% | ~100% | 1.9800% | Verified |
| 2023 | -8.8% | -8.8% | ~100% | 1.8100% | Verified |
| 2022 | +53.0% | +53.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.8% | +8.8% | +5.3% | +53.0% | 2023 | -25.0% | 2025 |
| Assessment Ratio | 100.0% | 84.3% | — | 100.0% | 2022 | 65.3% | 2023 |
| 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 |
$13,500 | $15,897 | ~$15,353 | $19,046 | 2022 | $13,500 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$699,530 | ~$699,530 | ~2.0139% | ~$14,088 | +6.0% |
| 2027 | ~$741,802 | ~$741,802 | ~1.9814% | ~$14,698 | +12.5% |
| 2028 | ~$786,628 | ~$786,628 | ~1.9488% | ~$15,330 | +19.2% |
| 2029 | ~$834,163 | ~$834,163 | ~1.9163% | ~$15,985 | +26.5% |
| 2030 | ~$884,571 | ~$884,571 | ~1.8837% | ~$16,663 | +34.1% |
| 2026 | ~$686,337 | ~$686,337 | ~2.0465% | ~$14,046 | +4.0% |
| 2027 | ~$714,085 | ~$714,085 | ~2.0465% | ~$14,614 | +8.2% |
| 2028 | ~$742,954 | ~$742,954 | ~2.0465% | ~$15,204 | +12.6% |
| 2029 | ~$772,991 | ~$772,991 | ~2.0465% | ~$15,819 | +17.2% |
| 2030 | ~$804,243 | ~$804,243 | ~2.0465% | ~$16,459 | +21.9% |
| 2026 | ~$712,723 | ~$712,723 | ~1.9977% | ~$14,238 | +8.0% |
| 2027 | ~$770,047 | ~$770,047 | ~1.9488% | ~$15,007 | +16.7% |
| 2028 | ~$831,981 | ~$831,981 | ~1.9000% | ~$15,808 | +26.1% |
| 2029 | ~$898,897 | ~$898,897 | ~1.8512% | ~$16,640 | +36.3% |
| 2030 | ~$971,194 | ~$971,194 | ~1.8024% | ~$17,505 | +47.2% |
In 2025, this property's market value of $659,667 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +27% 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 | $659,667 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $879,453 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $964,391 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $630,130 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $521,673 | $300,453 | $376,850 | $539,896 | ↑ Above median | 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.