604 W 9 ST TX 78701
| Owner | GRANGER TRESSA |
|---|---|
| Parcel ID | 0208001509 |
| Short ID | 196694 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,580 SF |
| Land SF | 6,528 SF |
| Acres | 0.150 |
| Year Built | 1927 |
| Legal | E 46 FT OF LOT 2 & W 5 FT OF LOT 3 BLOCK 106 ORIGINAL CITY |
| Neighborhood | Z110005 |
| Land | $1,305,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,305,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,305,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,305,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,305,000 |
| Taxable Value | $1,305,000 |
|---|
Appreciation: Market value has risen +127.8% from $572,952 (2021) to $1,305,000 (2025), a CAGR of 22.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 $26,707. 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 100% of market value ($1,305,600 land vs $0 improvements), about $200/SF of land. With value concentrated in the land under a ~99-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,305,000, 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 +22.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,651,538 by 2030, with an estimated annual tax burden around $39,591. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,580 SF | ✗ |
| 1ST | 1st Floor | 1,764 SF | ✓ |
| 1/2 | Half Floor | 588 SF | ✓ |
| 2ND | 2nd Floor | 228 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 160 SF | ✗ |
| 512 | DECK UNCOVRED | 55 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 82% 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% | $12,073.86 | $12,073.86 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,838.42 | $6,838.42 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,904.78 | $4,904.78 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,540.20 | $1,540.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,349.37 | $1,349.37 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $26,706.63 | $26,706.63 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,310,000 | $1,305,000 | +0.4% |
| Assessed Value | $1,310,000 | $1,305,000 | +0.4% |
| Land Value | $1,305,600 | $1,305,600 | +0.0% |
| Improvement Value | $4,400 | — | — |
| Taxable Value | $1,310,000 | $1,305,000 | +0.4% |
| Total Tax 2026 = estimate |
~$26,809
Estimated
|
~$26,707
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,310,000 | $1,310,000 | +0 (+0.0%) |
| Taxable Value | $1,310,000 | $1,310,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,310,000 | $1,305,600 | $4,400 | — | $1,310,000 | $1,310,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,305,000 | $1,305,600 | — | — | $1,305,000 | $1,305,000 | ~$26,707 | Partial |
| 2024 | $874,635 | — | — | — | — | $— | $20,800 | Verified |
| 2023 | $980,203 | — | — | −$105,568 | $874,635 | $— | $15,824 | Verified |
| 2022 | $1,062,552 | — | — | −$83,352 | $979,200 | $— | $19,358 | Verified |
| 2021 | $572,952 | — | — | — | $979,200 ! | $— | $23,128 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2025 | -18.2% | +24.3% | ~100% | Not available | Partial |
| 2024 | +82.5% ! | +20.0% | 65.8% | 1.3000% | Verified |
| 2023 | -10.8% | -10.8% | ~100% | 1.8100% | Verified |
| 2022 | -7.8% | -7.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 4.0400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +22.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.4% | +23.3% | +22.8% | +85.5% | 2022 | -10.8% | 2024 |
| Assessment Ratio | 100.0% | 110.5% | — | 170.9% | 2021 | 89.2% | 2023 |
| 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 |
$26,707 | $21,164 | ~$34,050 | $26,707 | 2025 | $15,824 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,603,185 | ~$1,435,500 | ~2.0139% | ~$28,910 | +22.8% |
| 2027 | ~$1,969,503 | ~$1,579,050 | ~1.9814% | ~$31,287 | +50.9% |
| 2028 | ~$2,419,523 | ~$1,736,955 | ~1.9488% | ~$33,850 | +85.4% |
| 2029 | ~$2,972,369 | ~$1,910,651 | ~1.9163% | ~$36,614 | +127.8% |
| 2030 | ~$3,651,538 | ~$2,101,716 | ~1.8837% | ~$39,591 | +179.8% |
| 2026 | ~$1,577,085 | ~$1,435,500 | ~2.0465% | ~$29,377 | +20.8% |
| 2027 | ~$1,905,898 | ~$1,579,050 | ~2.0465% | ~$32,315 | +46.0% |
| 2028 | ~$2,303,266 | ~$1,736,955 | ~2.0465% | ~$35,547 | +76.5% |
| 2029 | ~$2,783,483 | ~$1,910,651 | ~2.0465% | ~$39,101 | +113.3% |
| 2030 | ~$3,363,823 | ~$2,101,716 | ~2.0465% | ~$43,011 | +157.8% |
| 2026 | ~$1,629,285 | ~$1,435,500 | ~1.9977% | ~$28,676 | +24.8% |
| 2027 | ~$2,034,152 | ~$1,579,050 | ~1.9488% | ~$30,773 | +55.9% |
| 2028 | ~$2,539,627 | ~$1,736,955 | ~1.9000% | ~$33,002 | +94.6% |
| 2029 | ~$3,170,710 | ~$1,910,651 | ~1.8512% | ~$35,370 | +143.0% |
| 2030 | ~$3,958,612 | ~$2,101,716 | ~1.8024% | ~$37,881 | +203.3% |
In 2025, this property's market value of $1,305,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +151% above 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 | $1,305,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $874,635 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $980,203 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,062,552 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $572,952 | $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.