1109 SHADY LN TX 78721
| Owner | SL4 AIRPORT LP |
|---|---|
| Parcel ID | 0203180132 |
| Short ID | 944105 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 183,150 SF |
| Land SF | 110,730 SF |
| Acres | 2.542 |
| Year Built | 2022 |
| Legal | LOT 1A SHADY LANE RETAIL RSB OF LOT 1 |
| Neighborhood | 1EA1 |
| Land | $6,643,771 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,643,771 |
| Improvement | $51,666,229 |
|---|---|
| Total Improvement | $51,666,229 |
| Market | $58,310,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $58,310,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $58,310,000 |
| Taxable Value | $58,310,000 |
|---|
Appreciation: Market value has risen +446.6% from $10,667,577 (2024) to $58,310,000 (2025), a CAGR of 446.6% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→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 fell -7.9%, 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 $1,193,305. 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 11% of market value ($6,643,771 land vs $51,666,229 improvements), about $60/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $58,310,000, 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 +446.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $284,530,820,887 by 2030, with an estimated annual tax burden around $1,769,001. 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 | 183,150 SF | ✓ |
Market value changed by 293% in 2023, 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% | $539,484.12 | $539,484.12 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $305,554.31 | $305,554.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $219,155.22 | $219,155.22 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $68,819.21 | $68,819.21 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $60,292.54 | $60,292.54 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,193,305.40 | $1,193,305.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $52,370,000 | $58,310,000 | -10.2% |
| Assessed Value | $52,370,000 | $58,310,000 | -10.2% |
| Land Value | $6,643,771 | $6,643,771 | +0.0% |
| Improvement Value | $45,726,229 | $51,666,229 | -11.5% |
| Taxable Value | $52,370,000 | $58,310,000 | -10.2% |
| Total Tax 2026 = estimate |
~$1,071,744
Estimated
|
~$1,193,305
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $52,370,000 | $52,370,000 | +0 (+0.0%) |
| Taxable Value | $52,370,000 | $52,370,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $52,370,000 | $6,643,771 | $45,726,229 | — | $52,370,000 | $52,370,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $58,310,000 | $6,643,771 | $51,666,229 | — | $58,310,000 | $58,310,000 | ~$1,193,305 | Partial |
| 2024 | $10,667,577 | — | — | −$4,023,806 | $6,643,771 | $— | $686,371 | Verified |
| 2023 | $— | — | — | — | $6,643,771 | $— | $193,003 | Verified |
| 2022 | $— | — | — | — | $2,712,873 | $— | $53,577 | Verified |
| 2021 | $— | — | — | — | $2,712,873 | $— | $59,051 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.2% | -10.2% | ~100% | Not available | Partial |
| 2025 | +68.4% | +68.4% | ~100% | Not available | Partial |
| 2024 | +224.7% ! | +224.7% | ~100% | 1.9800% | Verified |
| 2023 | +293.2% ! | +293.2% | ~100% | 1.8100% | Verified |
| 2022 | -2.0% | -2.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2006.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.2% | +218.2% | +459.0% | +446.6% | 2025 | -10.2% | 2026 |
| Assessment Ratio | 100.0% | 87.4% | — | 100.0% | 2025 | 62.3% | 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 |
$1,193,305 | $939,838 | ~$1,521,441 | $1,193,305 | 2025 | $686,371 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$318,728,058 | ~$64,141,000 | ~2.0139% | ~$1,291,759 | +446.6% |
| 2027 | ~$1,742,198,163 | ~$70,555,100 | ~1.9814% | ~$1,397,970 | +2887.8% |
| 2028 | ~$9,523,022,417 | ~$77,610,610 | ~1.9488% | ~$1,512,506 | +16231.7% |
| 2029 | ~$52,053,754,771 | ~$85,371,671 | ~1.9163% | ~$1,635,970 | +89170.7% |
| 2030 | ~$284,530,820,887 | ~$93,908,838 | ~1.8837% | ~$1,769,001 | +487862.3% |
| 2026 | ~$317,561,858 | ~$64,141,000 | ~2.0465% | ~$1,312,636 | +444.6% |
| 2027 | ~$1,729,472,365 | ~$70,555,100 | ~2.0465% | ~$1,443,900 | +2866.0% |
| 2028 | ~$9,418,872,535 | ~$77,610,610 | ~2.0465% | ~$1,588,289 | +16053.1% |
| 2029 | ~$51,296,084,063 | ~$85,371,671 | ~2.0465% | ~$1,747,118 | +87871.3% |
| 2030 | ~$279,363,398,379 | ~$93,908,838 | ~2.0465% | ~$1,921,830 | +479000.3% |
| 2026 | ~$319,894,258 | ~$64,141,000 | ~1.9977% | ~$1,281,321 | +448.6% |
| 2027 | ~$1,754,970,610 | ~$70,555,100 | ~1.9488% | ~$1,375,006 | +2909.7% |
| 2028 | ~$9,627,937,247 | ~$77,610,610 | ~1.9000% | ~$1,474,615 | +16411.6% |
| 2029 | ~$52,819,788,048 | ~$85,371,671 | ~1.8512% | ~$1,580,395 | +90484.4% |
| 2030 | ~$289,774,428,085 | ~$93,908,838 | ~1.8024% | ~$1,692,586 | +496854.9% |
In 2025, this property's market value of $58,310,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 112× 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 | $58,310,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $10,667,577 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | — | $503,905 | $617,035 | $919,932 | — | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | — | $300,453 | $376,850 | $539,896 | — | 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.