809 E 9 ST TX 78702
| Owner | LA VISTA DE LOPEZ LP |
|---|---|
| Parcel ID | 0206050308 |
| Short ID | 194712 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 19,710 SF |
| Land SF | 7,868 SF |
| Acres | 0.181 |
| Year Built | 2024 |
| Legal | E 23FT OF LOT 16 & W 34FT OF LOT 17 OLT 1 DIV B ROBERTSON S & L M SOUTH PART |
| Neighborhood | E2000 |
| Land | $1,416,240 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,416,240 |
| Improvement | $1,985,408 |
|---|---|
| Total Improvement | $1,985,408 |
| Market | $3,401,648 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,401,648 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,302,266 |
| Net Appraised (assessed) | $2,099,382 |
| Taxable Value | $2,099,382 |
|---|
Appreciation: Market value has risen +15697.4% from $21,533 (2021) to $3,401,648 (2025), a CAGR of 254.5% over 4 years. 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 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 $42,964. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2023 ($41,250, ~1.2% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
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 42% of market value ($1,416,240 land vs $1,985,408 improvements), about $180/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,401,648, 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 +254.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,905,111,548 by 2030, with an estimated annual tax burden around $63,691. 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 | 19,710 SF | ✓ |
Market value changed by 1016% 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% | $527.24 | $527.24 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $298.62 | $298.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $214.18 | $214.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $67.26 | $67.26 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $58.92 | $58.92 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,166.22 | $1,166.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,435,399 | $3,401,648 | -57.8% |
| Assessed Value | $136,769 | $2,099,382 | -93.5% |
| Land Value | $1,416,240 | $1,416,240 | +0.0% |
| Improvement Value | $19,159 | $1,985,408 | -99.0% |
| Taxable Value | $68,385 | $2,099,382 | -96.7% |
| Exemptions | — | I | |
| HS Cap Loss | -$1,298,630 | -$41,250 (2023) | |
| Total Tax 2026 = estimate |
~$1,399
Estimated
|
~$1,166
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,278,625 | $1,435,399 | -5,843,226 (-80.3%) |
| Taxable Value | $136,769 | $68,385 | -68,384 (-50.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,435,399 | $1,416,240 | $19,159 | −$1,298,630 | $136,769 | $68,385 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,401,648 | $1,416,240 | $1,985,408 | −$1,302,266 | $2,099,382 | $2,099,382 | ~$1,166 | Partial |
| 2024 | $510,000 | — | — | — | $1,416,240 ! | $— | $1,704 | Verified |
| 2023 | $45,716 | — | — | — | $468,750 ! | $— | $3,437 | Verified |
| 2022 | $55,105 | — | — | −$32,247 | $22,858 | $— | $321 | Verified |
| 2021 | $21,533 | — | — | — | $27,586 ! | $— | $456 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +114.0% ! | -93.5% | 1.9% | Not available | Partial |
| 2025 | +140.2% ! | +48.2% | 61.7% | Not available | Partial |
| 2024 | +177.7% ! | +177.7% | ~100% | 0.1200% | Verified |
| 2023 | +1015.6% ! | +1015.6% | ~100% | 0.6700% | Verified |
| 2022 | -17.0% | -17.0% | ~100% | 0.7000% | Verified |
| 2021 | base year | — | ~100% | 2.1200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6073.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -57.8% | +332.7% | +351.7% | +1015.6% | 2024 | -57.8% | 2026 |
| Assessment Ratio | 9.5% | 257.3% | — | 1025.4% | 2023 | 9.5% | 2026 |
| Effective Tax Rate (2025) | 0.0300% | 0.0300% | — | 0.0300% | 2025 | 0.0300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,166 | $1,417 | ~$54,778 | $3,437 | 2023 | $321 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$12,059,674 | ~$2,309,320 | ~2.0139% | ~$46,508 | +254.5% |
| 2027 | ~$42,754,496 | ~$2,540,252 | ~1.9814% | ~$50,332 | +1156.9% |
| 2028 | ~$151,575,146 | ~$2,794,277 | ~1.9488% | ~$54,456 | +4355.9% |
| 2029 | ~$537,370,971 | ~$3,073,705 | ~1.9163% | ~$58,901 | +15697.4% |
| 2030 | ~$1,905,111,548 | ~$3,381,076 | ~1.8837% | ~$63,691 | +55905.5% |
| 2026 | ~$11,991,641 | ~$2,309,320 | ~2.0465% | ~$47,260 | +252.5% |
| 2027 | ~$42,273,469 | ~$2,540,252 | ~2.0465% | ~$51,986 | +1142.7% |
| 2028 | ~$149,024,320 | ~$2,794,277 | ~2.0465% | ~$57,184 | +4280.9% |
| 2029 | ~$525,347,185 | ~$3,073,705 | ~2.0465% | ~$62,903 | +15343.9% |
| 2030 | ~$1,851,977,341 | ~$3,381,076 | ~2.0465% | ~$69,193 | +54343.5% |
| 2026 | ~$12,127,707 | ~$2,309,320 | ~1.9977% | ~$46,132 | +256.5% |
| 2027 | ~$43,238,243 | ~$2,540,252 | ~1.9488% | ~$49,505 | +1171.1% |
| 2028 | ~$154,154,914 | ~$2,794,277 | ~1.9000% | ~$53,092 | +4431.8% |
| 2029 | ~$549,599,980 | ~$3,073,705 | ~1.8512% | ~$56,900 | +16056.9% |
| 2030 | ~$1,959,458,376 | ~$3,381,076 | ~1.8024% | ~$60,940 | +57503.2% |
In 2025, this property's market value of $3,401,648 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 7× 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 | $3,401,648 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $510,000 | $467,458 | $564,615 | $848,565 | ↓ Below median | -6.3% |
| 2023 | $45,716 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $55,105 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $21,533 | $300,453 | $376,850 | $539,896 | ↓ Bottom 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.