21 WALLER ST SMF TX 78702
| Owner | EQR-WEAVER LP |
|---|---|
| Parcel ID | 0200050504 |
| Short ID | 914437 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 109,487 SF |
| Land SF | 180,748 SF |
| Acres | 4.149 |
| Year Built | 2020 |
| Legal | UNT SMF HATCHERY MASTER CONDOMINIUMS THE PLUS 24.101 % INT IN COM AREA |
| Neighborhood | 08EC |
| Land | $13,556,089 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $13,556,089 |
| Improvement | $53,213,911 |
|---|---|
| Total Improvement | $53,213,911 |
| Market | $66,770,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $66,770,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $66,770,000 |
| Taxable Value | $66,770,000 |
|---|
Appreciation: Market value has risen +100.8% from $33,250,000 (2021) to $66,770,000 (2025), a CAGR of 19.0% 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 $1,366,438. 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 20% of market value ($13,556,089 land vs $53,213,911 improvements), about $75/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $66,770,000, 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 +19.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $159,613,101 by 2030, with an estimated annual tax burden around $2,025,659. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 37,926 SF | ✓ |
| 3RD | 3rd Floor | 37,926 SF | ✓ |
| 4TH | 4th Floor | 37,926 SF | ✓ |
| 5TH | 5th Floor | 37,926 SF | ✓ |
| 1ST | 1st Floor | 33,635 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% | $605,080.80 | $605,080.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $342,707.12 | $342,707.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $245,802.63 | $245,802.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $77,187.04 | $77,187.04 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $67,623.60 | $67,623.60 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,338,401.19 | $1,338,401.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $49,820,991 | $66,770,000 | -25.4% |
| Assessed Value | $49,820,991 | $66,770,000 | -25.4% |
| Land Value | $13,556,089 | $13,556,089 | +0.0% |
| Improvement Value | $36,264,902 | $53,213,911 | -31.9% |
| Taxable Value | $49,820,991 | $66,770,000 | -25.4% |
| Total Tax 2026 = estimate |
~$1,019,579
Estimated
|
~$1,338,401
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $49,820,991 | $49,820,991 | +0 (+0.0%) |
| Taxable Value | $49,820,991 | $49,820,991 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $49,820,991 | $13,556,089 | $36,264,902 | — | $49,820,991 | $49,820,991 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $66,770,000 | $13,556,089 | $53,213,911 | — | $66,770,000 | $66,770,000 | ~$1,338,401 | Partial |
| 2024 | $82,000,000 | — | — | −$68,443,911 | $13,556,089 | $— | $1,467,032 | Verified |
| 2023 | $84,000,000 | — | — | −$70,443,911 | $13,556,089 | $— | $1,491,953 | Verified |
| 2022 | $54,900,000 | — | — | −$41,343,911 | $13,556,089 | $— | $1,583,886 | Verified |
| 2021 | $33,250,000 | — | — | −$19,693,910 | $13,556,090 | $— | $1,194,997 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -25.4% | -25.4% | ~100% | Not available | Partial |
| 2025 | -12.5% | -12.5% | ~100% | Not available | Partial |
| 2024 | -17.8% | -17.8% | ~100% | 1.9200% | Verified |
| 2023 | +10.6% | +10.6% | ~100% | 1.6100% | Verified |
| 2022 | +53.0% | +53.0% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 3.5900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -25.4% | +14.3% | +27.1% | +65.1% | 2022 | -25.4% | 2026 |
| Assessment Ratio | 100.0% | 49.7% | — | 100.0% | 2025 | 16.1% | 2023 |
| Effective Tax Rate (2025) | 2.0000% | 2.0000% | — | 2.0000% | 2025 | 2.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,338,401 | $1,415,254 | ~$1,742,182 | $1,583,886 | 2022 | $1,194,997 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$79,483,834 | ~$73,447,000 | ~2.0139% | ~$1,479,176 | +19.0% |
| 2027 | ~$94,618,539 | ~$80,791,700 | ~1.9814% | ~$1,600,797 | +41.7% |
| 2028 | ~$112,635,080 | ~$88,870,870 | ~1.9488% | ~$1,731,951 | +68.7% |
| 2029 | ~$134,082,192 | ~$97,757,957 | ~1.9163% | ~$1,873,327 | +100.8% |
| 2030 | ~$159,613,101 | ~$107,533,753 | ~1.8837% | ~$2,025,659 | +139.0% |
| 2026 | ~$78,148,434 | ~$73,447,000 | ~2.0465% | ~$1,503,082 | +17.0% |
| 2027 | ~$91,465,894 | ~$80,791,700 | ~2.0465% | ~$1,653,390 | +37.0% |
| 2028 | ~$107,052,814 | ~$88,870,870 | ~2.0465% | ~$1,818,729 | +60.3% |
| 2029 | ~$125,295,938 | ~$97,757,957 | ~2.0465% | ~$2,000,602 | +87.7% |
| 2030 | ~$146,647,916 | ~$107,533,753 | ~2.0465% | ~$2,200,662 | +119.6% |
| 2026 | ~$80,819,234 | ~$73,447,000 | ~1.9977% | ~$1,467,223 | +21.0% |
| 2027 | ~$97,824,601 | ~$80,791,700 | ~1.9488% | ~$1,574,501 | +46.5% |
| 2028 | ~$118,408,107 | ~$88,870,870 | ~1.9000% | ~$1,688,561 | +77.3% |
| 2029 | ~$143,322,638 | ~$97,757,957 | ~1.8512% | ~$1,809,689 | +114.7% |
| 2030 | ~$173,479,494 | ~$107,533,753 | ~1.8024% | ~$1,938,157 | +159.8% |
In 2025, this property's market value of $66,770,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 128× 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 | $66,770,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $82,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $84,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $54,900,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $33,250,000 | $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.