1004 SAN MARCOS ST TX 78702
| Owner | PPF AMLI 1000 SAN MARCOS STREET LLC |
|---|---|
| Parcel ID | 0206050515 |
| Short ID | 194742 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 213,905 SF |
| Land SF | 176,549 SF |
| Acres | 4.053 |
| Year Built | 2007 |
| Legal | LOT 1 & 3 ROBERTSON HILL SUBD, LOT 10,11 & 12 LESS E32FT CARLETON FRED, LOT 3-6,14-16 & LOT 1 LESS 8FT & LOT 2 LESS 3FT & LOT 7 LESS W12FT OLT 1 DIV B BURCHARD PLUS VAC ALLEY & STREET |
| Neighborhood | 08CBD |
| Land | $52,964,604 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $52,964,604 |
| Improvement | $33,135,396 |
|---|---|
| Total Improvement | $33,135,396 |
| Market | $86,100,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $86,100,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $86,100,000 |
| Taxable Value | $86,100,000 |
|---|
Appreciation: Market value has risen +30.1% from $66,161,200 (2021) to $86,100,000 (2025), a CAGR of 6.8% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 lagged 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 $1,762,024. 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 62% of market value ($52,964,604 land vs $33,135,396 improvements), about $300/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $86,100,000, 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 +6.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $119,674,845 by 2030, with an estimated annual tax burden around $2,254,366. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 170,000 SF | ✓ |
| 2ND | 2nd Floor | 75,227 SF | ✓ |
| 3RD | 3rd Floor | 75,227 SF | ✓ |
| 1ST | 1st Floor | 63,451 SF | ✓ |
| 4TH | 4th Floor | 63,432 SF | ✓ |
| MISC | Miscellaneous | 5,898 SF | ✓ |
| 601 | POOL COMM'L | 2,000 SF | ✗ |
| 276 | ELEVATOR COM PAS | 1 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 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% | $796,597.20 | $796,597.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $451,178.64 | $451,178.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $323,602.55 | $323,602.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $101,617.80 | $101,617.80 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $89,027.40 | $89,027.40 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,762,023.59 | $1,762,023.59 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $82,430,000 | $86,100,000 | -4.3% |
| Assessed Value | $82,430,000 | $86,100,000 | -4.3% |
| Land Value | $52,964,604 | $52,964,604 | +0.0% |
| Improvement Value | $29,465,396 | $33,135,396 | -11.1% |
| Taxable Value | $33,423,671 | $86,100,000 | -61.2% |
| Total Tax 2026 = estimate |
~$684,010
Estimated
|
~$1,762,024
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $87,996,598 | $82,430,000 | -5,566,598 (-6.3%) |
| Taxable Value | $87,996,598 | $33,423,671 | -54,572,927 (-62.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $82,430,000 | $52,964,604 | $29,465,396 | — | $82,430,000 | $33,423,671 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $86,100,000 | $52,964,604 | $33,135,396 | — | $86,100,000 | $86,100,000 | ~$1,762,024 | Partial |
| 2024 | $95,010,000 | — | — | −$42,045,396 | $52,964,604 | $— | $1,684,906 | Verified |
| 2023 | $79,800,000 | — | — | −$35,662,830 | $44,137,170 | $— | $1,547,730 | Verified |
| 2022 | $67,191,435 | — | — | −$27,467,982 | $39,723,453 | $— | $1,582,769 | Verified |
| 2021 | $66,161,200 | — | — | −$33,058,322 | $33,102,878 | $— | $1,468,922 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.2% | +2.2% | ~100% | Not available | Partial |
| 2025 | -4.3% | -4.3% | ~100% | Not available | Partial |
| 2024 | -9.1% | -9.1% | ~100% | 1.8700% | Verified |
| 2023 | +14.3% | +14.3% | ~100% | 1.5600% | Verified |
| 2022 | +18.3% | +18.3% | ~100% | 1.8300% | Verified |
| 2021 | base year | — | ~100% | 2.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +17.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.3% | +5.2% | +7.8% | +19.1% | 2024 | -9.4% | 2025 |
| Assessment Ratio | 100.0% | 70.0% | — | 100.0% | 2025 | 50.0% | 2021 |
| 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 |
$1,762,024 | $1,609,270 | ~$2,048,831 | $1,762,024 | 2025 | $1,468,922 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$91,960,875 | ~$91,960,875 | ~2.0139% | ~$1,852,034 | +6.8% |
| 2027 | ~$98,220,703 | ~$98,220,703 | ~1.9814% | ~$1,946,133 | +14.1% |
| 2028 | ~$104,906,642 | ~$104,906,642 | ~1.9488% | ~$2,044,462 | +21.8% |
| 2029 | ~$112,047,696 | ~$112,047,696 | ~1.9163% | ~$2,147,160 | +30.1% |
| 2030 | ~$119,674,845 | ~$119,674,845 | ~1.8837% | ~$2,254,366 | +39.0% |
| 2026 | ~$90,238,875 | ~$90,238,875 | ~2.0465% | ~$1,846,725 | +4.8% |
| 2027 | ~$94,576,708 | ~$94,576,708 | ~2.0465% | ~$1,935,498 | +9.8% |
| 2028 | ~$99,123,064 | ~$99,123,064 | ~2.0465% | ~$2,028,539 | +15.1% |
| 2029 | ~$103,887,965 | ~$103,887,965 | ~2.0465% | ~$2,126,052 | +20.7% |
| 2030 | ~$108,881,918 | ~$108,881,918 | ~2.0465% | ~$2,228,252 | +26.5% |
| 2026 | ~$93,682,875 | ~$93,682,875 | ~1.9977% | ~$1,871,467 | +8.8% |
| 2027 | ~$101,933,578 | ~$101,933,578 | ~1.9488% | ~$1,986,522 | +18.4% |
| 2028 | ~$110,910,926 | ~$110,910,926 | ~1.9000% | ~$2,107,326 | +28.8% |
| 2029 | ~$120,678,913 | ~$120,678,913 | ~1.8512% | ~$2,234,001 | +40.2% |
| 2030 | ~$131,307,173 | ~$131,307,173 | ~1.8024% | ~$2,366,643 | +52.5% |
In 2025, this property's market value of $86,100,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 166× 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 | $86,100,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $95,010,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $79,800,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $67,191,435 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $66,161,200 | $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.