3218 GONZALES ST TX 78702
| Owner | GUTHRIE PROPERTY OWNER LP |
|---|---|
| Parcel ID | 0204140408 |
| Short ID | 192427 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 236,503 SF |
| Land SF | 318,321 SF |
| Acres | 7.308 |
| Year Built | 2019 |
| Legal | 6.3873 AC OF LT 1-2, LT 2-6 & S135' & .1369 AC OF N 65' OF LT 1 & .3156 AC OF LT 7-8 RSB OF LT 3-6 BLK 3 LATTIMORE SUBD & ACR 3.002 OLT 28 DIV D & N 100.39FT OF LT 7-8 BLK 1 OLT 18 DIV A EDEN ACRES |
| Neighborhood | 08EC |
| Land | $17,507,663 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $17,507,663 |
| Improvement | $69,362,337 |
|---|---|
| Total Improvement | $69,362,337 |
| Market | $86,870,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $86,870,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $86,870,000 |
| Taxable Value | $86,870,000 |
|---|
Appreciation: Market value has risen +12537.5% from $687,400 (2021) to $86,870,000 (2025), a CAGR of 235.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 $1,777,782. 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 ($17,507,663 land vs $69,362,337 improvements), about $55/SF of land. Most value sits in the improvements, so building condition, age (~7 yrs), and rent roll drive the underwriting.
Submarket Position: At $86,870,000, 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 +235.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $36,808,251,583 by 2030, with an estimated annual tax burden around $693,372,679. 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 | 236,503 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% | $779,573.52 | $779,573.52 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $441,536.72 | $441,536.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $316,687.00 | $316,687.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $99,446.18 | $99,446.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $87,124.84 | $87,124.84 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,724,368.26 | $1,724,368.26 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $77,600,000 | $86,870,000 | -10.7% |
| Assessed Value | $77,600,000 | $86,870,000 | -10.7% |
| Land Value | $17,507,663 | $17,507,663 | +0.0% |
| Improvement Value | $60,092,337 | $69,362,337 | -13.4% |
| Taxable Value | $77,600,000 | $86,870,000 | -10.7% |
| Total Tax 2026 = estimate |
~$1,588,072
Estimated
|
~$1,724,368
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $77,600,000 | $77,600,000 | +0 (+0.0%) |
| Taxable Value | $77,600,000 | $77,600,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $77,600,000 | $17,507,663 | $60,092,337 | — | $77,600,000 | $77,600,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $86,870,000 | $17,507,663 | $69,362,337 | — | $86,870,000 | $86,870,000 | ~$1,724,368 | Partial |
| 2024 | $92,000,000 | — | — | −$91,243,668 | $756,332 | $— | $1,693,982 | Verified |
| 2023 | $87,900,000 | — | — | −$87,212,426 | $687,574 | $— | $1,671,113 | Verified |
| 2022 | $81,100,000 | — | — | −$80,412,426 | $687,574 | $— | $1,741,879 | Verified |
| 2021 | $687,400 | — | — | — | $687,400 | $— | $1,657,549 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.7% | -10.7% | ~100% | Not available | Partial |
| 2025 | -2.1% | -2.1% | ~100% | Not available | Partial |
| 2024 | -10.1% | -10.1% | ~100% | 1.9100% | Verified |
| 2023 | +5.1% | +5.1% | ~100% | 1.6900% | Verified |
| 2022 | +15.8% | +15.8% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.7% | +2339.0% | +243.3% | +11698.1% | 2022 | -10.7% | 2026 |
| Assessment Ratio | 100.0% | 50.4% | — | 100.0% | 2021 | 0.8% | 2022 |
| Effective Tax Rate (2025) | 1.9900% | 1.9900% | — | 1.9900% | 2025 | 1.9900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,724,368 | $1,697,778 | ~$198,554,425 | $1,741,879 | 2022 | $1,657,549 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$291,262,716 | ~$291,262,716 | ~2.0139% | ~$5,865,846 | +235.3% |
| 2027 | ~$976,562,331 | ~$976,562,331 | ~1.9814% | ~$19,349,489 | +1024.2% |
| 2028 | ~$3,274,274,168 | ~$3,274,274,168 | ~1.9488% | ~$63,810,348 | +3669.2% |
| 2029 | ~$10,978,174,134 | ~$10,978,174,134 | ~1.9163% | ~$210,373,763 | +12537.5% |
| 2030 | ~$36,808,251,583 | ~$36,808,251,583 | ~1.8837% | ~$693,372,679 | +42271.6% |
| 2026 | ~$289,525,316 | ~$289,525,316 | ~2.0465% | ~$5,925,092 | +233.3% |
| 2027 | ~$964,946,571 | ~$964,946,571 | ~2.0465% | ~$19,747,487 | +1010.8% |
| 2028 | ~$3,216,029,248 | ~$3,216,029,248 | ~2.0465% | ~$65,815,556 | +3602.1% |
| 2029 | ~$10,718,566,644 | ~$10,718,566,644 | ~2.0465% | ~$219,353,859 | +12238.6% |
| 2030 | ~$35,723,453,374 | ~$35,723,453,374 | ~2.0465% | ~$731,075,115 | +41022.9% |
| 2026 | ~$293,000,116 | ~$293,000,116 | ~1.9977% | ~$5,853,153 | +237.3% |
| 2027 | ~$988,247,588 | ~$988,247,588 | ~1.9488% | ~$19,259,359 | +1037.6% |
| 2028 | ~$3,333,218,118 | ~$3,333,218,118 | ~1.9000% | ~$63,331,703 | +3737.0% |
| 2029 | ~$11,242,469,152 | ~$11,242,469,152 | ~1.8512% | ~$208,119,914 | +12841.7% |
| 2030 | ~$37,919,244,451 | ~$37,919,244,451 | ~1.8024% | ~$683,445,560 | +43550.6% |
In 2025, this property's market value of $86,870,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 167× 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 | $86,870,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $92,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $87,900,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $81,100,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $687,400 | $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.