400 LAVACA ST TX 78701
| Owner | CRP/GR REPUBLIC SQUARE APARTMENTS OWNER LP |
|---|---|
| Parcel ID | 0206012303 |
| Short ID | 877674 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 22,059 SF |
| Acres | 0.506 |
| Year Built | — |
| Legal | UNT RESIDENTIAL UNIT REPUBLIC SQUARE MASTER CONDOMINIUM PLUS 62.28 % INT IN COM AREA |
| Neighborhood | 08HIR |
| Land | $22,941,069 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $22,941,069 |
| Improvement | $95,238,931 |
|---|---|
| Total Improvement | $95,238,931 |
| Market | $118,180,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $118,180,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $118,180,000 |
| Taxable Value | $118,180,000 |
|---|
Appreciation: Market value has risen +109.0% from $56,551,204 (2021) to $118,180,000 (2025), a CAGR of 20.2% 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 $2,418,536. 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 19% of market value ($22,941,069 land vs $95,238,931 improvements), about $1,040/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $118,180,000, 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 +20.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $296,942,013 by 2030, with an estimated annual tax burden around $3,585,328. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| ADDL | Additional Floor | 213,206 SF | ✓ |
| 187 | PARKING GARAGE | 101,000 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% | $1,093,401.36 | $1,093,401.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $619,283.29 | $619,283.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $444,173.62 | $444,173.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $139,479.58 | $139,479.58 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $122,198.12 | $122,198.12 | Paid |
| P2U | — | — | — | — | — | — | $108,854.00 | $108,854.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $2,527,389.97 | $2,527,389.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $110,500,000 | $118,180,000 | -6.5% |
| Assessed Value | $110,500,000 | $118,180,000 | -6.5% |
| Land Value | $26,470,464 | $22,941,069 | +15.4% |
| Improvement Value | $84,029,536 | $95,238,931 | -11.8% |
| Taxable Value | $110,500,000 | $118,180,000 | -6.5% |
| Total Tax 2026 = estimate |
~$2,261,366
Estimated
|
~$2,527,390
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $110,500,000 | $110,500,000 | +0 (+0.0%) |
| Taxable Value | $110,500,000 | $110,500,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $110,500,000 | $26,470,464 | $84,029,536 | — | $110,500,000 | $110,500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $118,180,000 | $22,941,069 | $95,238,931 | — | $118,180,000 | $118,180,000 | ~$2,527,390 | Partial |
| 2024 | $143,420,000 | — | — | −$120,478,931 | $22,941,069 | $— | $2,868,936 | Verified |
| 2023 | $125,000,000 | — | — | −$109,944,924 | $15,055,076 | $— | $2,727,023 | Verified |
| 2022 | $91,510,890 | — | — | −$84,504,489 | $7,006,401 | $— | $2,444,937 | Verified |
| 2021 | $56,551,204 | — | — | −$49,544,803 | $7,006,401 | $— | $2,082,909 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.5% | -6.5% | ~100% | Not available | Partial |
| 2025 | -14.6% | -14.6% | ~100% | Not available | Partial |
| 2024 | -3.5% | -3.5% | ~100% | 2.0700% | Verified |
| 2023 | +14.7% | +14.7% | ~100% | 1.9000% | Verified |
| 2022 | +36.6% | +36.6% | ~100% | 1.9600% | Verified |
| 2021 | base year | — | ~100% | 3.6800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.5% | +17.8% | +21.9% | +61.8% | 2022 | -17.6% | 2025 |
| Assessment Ratio | 100.0% | 41.4% | — | 100.0% | 2025 | 7.7% | 2022 |
| 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 |
$2,527,390 | $2,530,239 | ~$3,083,586 | $2,868,936 | 2024 | $2,082,909 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$142,091,964 | ~$129,998,000 | ~2.0139% | ~$2,618,077 | +20.2% |
| 2027 | ~$170,842,159 | ~$142,997,800 | ~1.9814% | ~$2,833,341 | +44.6% |
| 2028 | ~$205,409,527 | ~$157,297,580 | ~1.9488% | ~$3,065,477 | +73.8% |
| 2029 | ~$246,971,088 | ~$173,027,338 | ~1.9163% | ~$3,315,707 | +109.0% |
| 2030 | ~$296,942,013 | ~$190,330,072 | ~1.8837% | ~$3,585,328 | +151.3% |
| 2026 | ~$139,728,364 | ~$129,998,000 | ~2.0465% | ~$2,660,390 | +18.2% |
| 2027 | ~$165,205,752 | ~$142,997,800 | ~2.0465% | ~$2,926,429 | +39.8% |
| 2028 | ~$195,328,563 | ~$157,297,580 | ~2.0465% | ~$3,219,071 | +65.3% |
| 2029 | ~$230,943,819 | ~$173,027,338 | ~2.0465% | ~$3,540,979 | +95.4% |
| 2030 | ~$273,052,988 | ~$190,330,072 | ~2.0465% | ~$3,895,076 | +131.0% |
| 2026 | ~$144,455,564 | ~$129,998,000 | ~1.9977% | ~$2,596,921 | +22.2% |
| 2027 | ~$176,573,109 | ~$142,997,800 | ~1.9488% | ~$2,786,798 | +49.4% |
| 2028 | ~$215,831,513 | ~$157,297,580 | ~1.9000% | ~$2,988,680 | +82.6% |
| 2029 | ~$263,818,438 | ~$173,027,338 | ~1.8512% | ~$3,203,072 | +123.2% |
| 2030 | ~$322,474,541 | ~$190,330,072 | ~1.8024% | ~$3,430,454 | +172.9% |
In 2025, this property's market value of $118,180,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 227× 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 | $118,180,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $143,420,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $125,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $91,510,890 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $56,551,204 | $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.