1142 GUNTER ST TX 78721
| Owner | OMNIAT LLC |
|---|---|
| Parcel ID | 0207160233 |
| Short ID | 196049 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 16,000 SF |
| Land SF | 16,137 SF |
| Acres | 0.370 |
| Year Built | 2024 |
| Legal | LOT 1 OLT 57&60 DIV A ROBERTSON-MCCULLOUGH ADDN |
| Neighborhood | E4000 |
| Land | $293,965 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $293,965 |
| Improvement | $2,817,035 |
|---|---|
| Total Improvement | $2,817,035 |
| Market | $3,111,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,111,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,111,000 |
| Taxable Value | $3,111,000 |
|---|
Appreciation: Market value has risen +1445.8% from $201,250 (2021) to $3,111,000 (2025), a CAGR of 98.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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 $63,666. 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 9% of market value ($293,965 land vs $2,817,035 improvements), about $18/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,111,000, 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 +98.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $95,357,567 by 2030, with an estimated annual tax burden around $1,796,291. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 7,496 SF | ✓ |
| 041C | GARAGE ATT 1ST COMM | 6,472 SF | ✓ |
| 3RD | 3rd Floor | 6,408 SF | ✓ |
| 1ST | 1st Floor | 2,096 SF | ✓ |
Market value changed by 351% in 2024, 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% | $28,782.97 | $28,782.97 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $16,302.17 | $16,302.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,692.54 | $11,692.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,671.70 | $3,671.70 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,216.77 | $3,216.77 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $63,666.15 | $63,666.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,415,000 | $3,111,000 | +9.8% |
| Assessed Value | $3,415,000 | $3,111,000 | +9.8% |
| Land Value | $235,172 | $293,965 | -20.0% |
| Improvement Value | $3,179,828 | $2,817,035 | +12.9% |
| Taxable Value | $3,415,000 | $3,111,000 | +9.8% |
| Total Tax 2026 = estimate |
~$69,887
Estimated
|
~$63,666
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,503,180 | $3,415,000 | -1,088,180 (-24.2%) |
| Taxable Value | $3,733,200 | $3,415,000 | -318,200 (-8.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,415,000 | $235,172 | $3,179,828 | — | $3,415,000 | $3,415,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,111,000 | $293,965 | $2,817,035 | — | $3,111,000 | $3,111,000 | ~$63,666 | Partial |
| 2024 | $— | — | — | — | $287,500 | $— | $30,817 | Verified |
| 2023 | $— | — | — | — | $345,000 | $— | $6,242 | Verified |
| 2022 | $— | — | — | — | $345,000 | $— | $6,813 | Verified |
| 2021 | $201,250 | — | — | — | $201,250 | $— | $4,381 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +44.8% | +20.0% | 82.9% | Not available | Partial |
| 2025 | +100.1% ! | +100.1% | ~100% | Not available | Partial |
| 2024 | +350.7% ! | +350.7% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +71.4% | +71.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1445.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.8% | +727.8% | +94.8% | +1445.8% | 2025 | +9.8% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 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 |
$63,666 | $34,023 | ~$711,421 | $63,666 | 2025 | $4,381 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,168,663 | ~$6,168,663 | ~2.0139% | ~$124,233 | +98.3% |
| 2027 | ~$12,231,566 | ~$12,231,566 | ~1.9814% | ~$242,355 | +293.2% |
| 2028 | ~$24,253,426 | ~$24,253,426 | ~1.9488% | ~$472,660 | +679.6% |
| 2029 | ~$48,091,036 | ~$48,091,036 | ~1.9163% | ~$921,564 | +1445.8% |
| 2030 | ~$95,357,567 | ~$95,357,567 | ~1.8837% | ~$1,796,291 | +2965.2% |
| 2026 | ~$6,106,443 | ~$6,106,443 | ~2.0465% | ~$124,967 | +96.3% |
| 2027 | ~$11,986,064 | ~$11,986,064 | ~2.0465% | ~$245,293 | +285.3% |
| 2028 | ~$23,526,910 | ~$23,526,910 | ~2.0465% | ~$481,475 | +656.2% |
| 2029 | ~$46,179,921 | ~$46,179,921 | ~2.0465% | ~$945,065 | +1384.4% |
| 2030 | ~$90,644,504 | ~$90,644,504 | ~2.0465% | ~$1,855,026 | +2813.7% |
| 2026 | ~$6,230,883 | ~$6,230,883 | ~1.9977% | ~$124,472 | +100.3% |
| 2027 | ~$12,479,557 | ~$12,479,557 | ~1.9488% | ~$243,207 | +301.1% |
| 2028 | ~$24,994,748 | ~$24,994,748 | ~1.9000% | ~$474,904 | +703.4% |
| 2029 | ~$50,060,864 | ~$50,060,864 | ~1.8512% | ~$926,724 | +1509.2% |
| 2030 | ~$100,264,668 | ~$100,264,668 | ~1.8024% | ~$1,807,142 | +3122.9% |
In 2025, this property's market value of $3,111,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 6× 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 | $3,111,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | — | $467,458 | $564,615 | $848,565 | — | -6.3% |
| 2023 | — | $503,905 | $617,035 | $919,932 | — | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $201,250 | $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.