440 W 2 ST TX 78701
| Owner | AMLI RESIDENTIAL PROPERTIES LP |
|---|---|
| Parcel ID | 0205010101 |
| Short ID | 192762 |
| Type | Real |
| Use Code | 108 Luxury Hi-Rise Apts 100+ |
| Valuation | Income |
| Improvement SF | 69,819 SF |
| Land SF | 71,107 SF |
| Acres | 1.632 |
| Year Built | 2007 |
| Legal | IMP ONLY ON LOT 1-8 BLOCK 022 ORIGINAL CITY PLUS VAC ALLEY |
| Neighborhood | 08HIR |
| Land | $73,951,280 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $73,951,280 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $131,701,391 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $131,701,391 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $131,701,391 |
| Taxable Value | $131,701,391 |
|---|
Appreciation: Market value has risen +125.8% from $58,323,208 (2021) to $131,701,391 (2025), a CAGR of 22.6% 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 $2,695,249. Austin ISD is the largest single contributor, at 43.3% 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 56% of market value ($73,951,280 land vs $0 improvements), about $1,040/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $131,701,391, 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 +22.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $364,566,333 by 2030, with an estimated annual tax burden around $3,995,539. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 161,175 SF | ✓ |
| ADDL | Additional Floor | 159,485 SF | ✓ |
| 1ST | 1st Floor | 45,283 SF | ✓ |
| 2ND | 2nd Floor | 12,268 SF | ✓ |
| 3RD | 3rd Floor | 12,268 SF | ✓ |
| 4TH | 4th Floor | 12,268 SF | ✓ |
| 5TH | 5th Floor | 12,268 SF | ✓ |
| MISC | Miscellaneous | 5,374 SF | ✓ |
| 601 | POOL COMM'L | 1,600 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 192762 | CITY OF AUSTIN | 421 3 ST | $85,328,400 | $85,328,400 | $85,328,400 |
| 741999 | AMLI RESIDENTIAL PROPERTIES LP | 440 2 ST 78701 | $51,780,000 | $51,780,000 | $51,780,000 |
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% | $1,218,501.27 | $1,218,501.27 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $690,137.68 | $690,137.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $494,993.09 | $494,993.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $155,437.93 | $155,437.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $136,179.23 | $136,179.23 | Paid |
| P2U | — | — | — | — | — | — | $120,898.78 | $120,898.78 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $2,816,147.98 | $2,816,147.98 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $137,108,400 | $131,701,391 | +4.1% |
| Assessed Value | $137,108,400 | $131,701,391 | +4.1% |
| Land Value | $85,328,400 | $73,951,280 | +15.4% |
| Improvement Value | — | — | — |
| Taxable Value | $137,108,400 | $131,701,391 | +4.1% |
| Total Tax 2026 = estimate |
~$2,805,903
Estimated
|
~$2,816,148
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $140,636,949 | $137,108,400 | -3,528,549 (-2.5%) |
| Taxable Value | $140,636,949 | $137,108,400 | -3,528,549 (-2.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $137,108,400 | $85,328,400 | — | — | $137,108,400 | $137,108,400 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $131,701,391 | $73,951,280 | — | — | $131,701,391 | $131,701,391 | ~$2,816,148 | Partial |
| 2024 | $98,480,000 | — | — | −$24,528,720 | $73,951,280 | $— | $2,747,925 | Verified |
| 2023 | $72,569,472 | — | — | −$24,038,944 | $48,530,528 | $— | $2,443,040 | Verified |
| 2022 | $67,969,472 | — | — | −$19,438,944 | $48,530,528 | $— | $2,523,951 | Verified |
| 2021 | $58,323,208 | — | — | −$9,792,680 | $48,530,528 | $— | $2,652,893 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.2% | -4.2% | ~100% | Not available | Partial |
| 2025 | -1.4% | -1.4% | ~100% | Not available | Partial |
| 2024 | -43.0% | -43.0% | ~100% | 2.0700% | Verified |
| 2023 | +21.0% | +21.0% | ~100% | 1.6100% | Verified |
| 2022 | +22.3% | +22.3% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 4.5500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -16.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.1% | +19.4% | +21.6% | +35.7% | 2024 | +4.1% | 2026 |
| Assessment Ratio | 100.0% | 82.8% | — | 100.0% | 2025 | 66.9% | 2023 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,816,148 | $2,636,792 | ~$3,436,390 | $2,816,148 | 2025 | $2,443,040 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$161,446,116 | ~$144,871,530 | ~2.0139% | ~$2,917,621 | +22.6% |
| 2027 | ~$197,908,679 | ~$159,358,683 | ~1.9814% | ~$3,157,514 | +50.3% |
| 2028 | ~$242,606,303 | ~$175,294,551 | ~1.9488% | ~$3,416,209 | +84.2% |
| 2029 | ~$297,398,874 | ~$192,824,007 | ~1.9163% | ~$3,695,069 | +125.8% |
| 2030 | ~$364,566,333 | ~$212,106,407 | ~1.8837% | ~$3,995,539 | +176.8% |
| 2026 | ~$158,812,088 | ~$144,871,530 | ~2.0465% | ~$2,964,774 | +20.6% |
| 2027 | ~$191,503,515 | ~$159,358,683 | ~2.0465% | ~$3,261,252 | +45.4% |
| 2028 | ~$230,924,464 | ~$175,294,551 | ~2.0465% | ~$3,587,377 | +75.3% |
| 2029 | ~$278,460,205 | ~$192,824,007 | ~2.0465% | ~$3,946,114 | +111.4% |
| 2030 | ~$335,781,167 | ~$212,106,407 | ~2.0465% | ~$4,340,726 | +155.0% |
| 2026 | ~$164,080,144 | ~$144,871,530 | ~1.9977% | ~$2,894,044 | +24.6% |
| 2027 | ~$204,419,205 | ~$159,358,683 | ~1.9488% | ~$3,105,645 | +55.2% |
| 2028 | ~$254,675,613 | ~$175,294,551 | ~1.9000% | ~$3,330,626 | +93.4% |
| 2029 | ~$317,287,547 | ~$192,824,007 | ~1.8512% | ~$3,569,546 | +140.9% |
| 2030 | ~$395,292,608 | ~$212,106,407 | ~1.8024% | ~$3,822,945 | +200.1% |
In 2025, this property's market value of $131,701,391 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 253× 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 | $131,701,391 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $98,480,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $72,569,472 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $67,969,472 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $58,323,208 | $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.