2609 E CESAR CHAVEZ ST TX 78702
| Owner | MIRA PROJECT LLC |
|---|---|
| Parcel ID | 0200100604 |
| Short ID | 187587 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 6,772 SF |
| Land SF | 13,720 SF |
| Acres | 0.315 |
| Year Built | 1973 |
| Legal | LOT 5-6 BLK 2 OLT 41-42 OLT 53 DIV O RIVERVIEW ADDN |
| Neighborhood | 05EC |
| Land | $1,715,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,715,000 |
| Improvement | $20,000 |
|---|---|
| Total Improvement | $20,000 |
| Market | $1,735,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,735,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,735,000 |
| Taxable Value | $1,735,000 |
|---|
Appreciation: Market value has risen +40.5% from $1,234,800 (2021) to $1,735,000 (2025), a CAGR of 8.9% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $35,507. 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 99% of market value ($1,715,000 land vs $20,000 improvements), about $125/SF of land. With value concentrated in the land under a ~53-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 $1,735,000, 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 +8.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,654,166 by 2030, with an estimated annual tax burden around $49,998. 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.
13 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 4,800 SF | ✗ |
| 1ST | 1st Floor | 4,351 SF | ✓ |
| 2ND | 2nd Floor | 2,421 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 875 SF | ✗ |
| 581C | STORAGE ATT COMM | 456 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 435 SF | ✗ |
| 061C | CARPORT ATT 1ST COMM | 391 SF | ✗ |
| 501 | CANOPY | 145 SF | ✗ |
| 413 | STAIRWAY EXT | 2 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 122 | WATER/SEWER AVG | 1 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% | $16,052.22 | $16,052.22 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,091.69 | $9,091.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,520.91 | $6,520.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,047.70 | $2,047.70 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,793.99 | $1,793.99 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $35,506.51 | $35,506.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,783,880 | $1,735,000 | +2.8% |
| Assessed Value | $1,783,880 | $1,735,000 | +2.8% |
| Land Value | $1,715,000 | $1,715,000 | +0.0% |
| Improvement Value | $68,880 | $20,000 | +244.4% |
| Taxable Value | $1,783,880 | $1,735,000 | +2.8% |
| Total Tax 2026 = estimate |
~$36,507
Estimated
|
~$35,507
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,896,160 | $1,783,880 | -112,280 (-5.9%) |
| Taxable Value | $1,896,160 | $1,783,880 | -112,280 (-5.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,783,880 | $1,715,000 | $68,880 | — | $1,783,880 | $1,783,880 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,735,000 | $1,715,000 | $20,000 | — | $1,735,000 | $1,735,000 | ~$35,507 | Partial |
| 2024 | $1,742,000 | — | — | −$27,000 | $1,715,000 | $— | $34,384 | Verified |
| 2023 | $1,500,000 | — | — | — | $1,715,000 ! | $— | $31,517 | Verified |
| 2022 | $1,303,400 | — | — | — | $1,500,000 ! | $— | $29,624 | Verified |
| 2021 | $1,234,800 | — | — | — | $1,303,400 ! | $— | $28,371 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.3% | +9.3% | ~100% | Not available | Partial |
| 2025 | -0.3% | -0.3% | ~100% | Not available | Partial |
| 2024 | -0.1% | -0.1% | ~100% | 1.9800% | Verified |
| 2023 | +16.1% | +16.1% | ~100% | 1.8100% | Verified |
| 2022 | +15.1% | +15.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.8% | +7.8% | +8.3% | +16.1% | 2024 | -0.4% | 2025 |
| Assessment Ratio | 100.0% | 105.6% | — | 115.1% | 2022 | 98.5% | 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 |
$35,507 | $31,881 | ~$43,829 | $35,507 | 2025 | $28,371 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,888,971 | ~$1,888,971 | ~2.0139% | ~$38,043 | +8.9% |
| 2027 | ~$2,056,605 | ~$2,056,605 | ~1.9814% | ~$40,749 | +18.5% |
| 2028 | ~$2,239,116 | ~$2,239,116 | ~1.9488% | ~$43,637 | +29.1% |
| 2029 | ~$2,437,824 | ~$2,437,824 | ~1.9163% | ~$46,716 | +40.5% |
| 2030 | ~$2,654,166 | ~$2,654,166 | ~1.8837% | ~$49,998 | +53.0% |
| 2026 | ~$1,854,271 | ~$1,854,271 | ~2.0465% | ~$37,947 | +6.9% |
| 2027 | ~$1,981,740 | ~$1,981,740 | ~2.0465% | ~$40,556 | +14.2% |
| 2028 | ~$2,117,973 | ~$2,117,973 | ~2.0465% | ~$43,344 | +22.1% |
| 2029 | ~$2,263,570 | ~$2,263,570 | ~2.0465% | ~$46,324 | +30.5% |
| 2030 | ~$2,419,177 | ~$2,419,177 | ~2.0465% | ~$49,508 | +39.4% |
| 2026 | ~$1,923,671 | ~$1,908,500 | ~1.9977% | ~$38,125 | +10.9% |
| 2027 | ~$2,132,858 | ~$2,099,350 | ~1.9488% | ~$40,913 | +22.9% |
| 2028 | ~$2,364,793 | ~$2,309,285 | ~1.9000% | ~$43,877 | +36.3% |
| 2029 | ~$2,621,950 | ~$2,540,214 | ~1.8512% | ~$47,024 | +51.1% |
| 2030 | ~$2,907,071 | ~$2,794,235 | ~1.8024% | ~$50,362 | +67.6% |
In 2025, this property's market value of $1,735,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 3× 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 | $1,735,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,742,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,500,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,303,400 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,234,800 | $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.