1604 SAN ANTONIO ST TX 78701
| Owner | CAP TEXAS REAL ESTATE LLC |
|---|---|
| Parcel ID | 0210021012 |
| Short ID | 199760 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,566 SF |
| Land SF | 5,888 SF |
| Acres | 0.135 |
| Year Built | 1930 |
| Legal | LOT 3 OLT 29 DIVISION E |
| Neighborhood | Z110005 |
| Land | $2,944,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,944,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,364,916 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,364,916 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,364,916 |
| Taxable Value | $1,364,916 |
|---|
Appreciation: Market value has risen +27.0% from $1,074,463 (2021) to $1,364,916 (2025), a CAGR of 6.2% 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 $27,933. 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 216% of market value ($2,944,000 land vs $0 improvements), about $500/SF of land. With value concentrated in the land under a ~96-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 $1,364,916, 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 +6.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,840,768 by 2030, with an estimated annual tax burden around $34,675. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,283 SF | ✓ |
| 2ND | 2nd Floor | 1,283 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 76 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 76 SF | ✗ |
| SO | Sketch Only | 60 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 619 | TERRACE FV | 1 SF | ✗ |
Market value changed by 192% 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% | $12,628.20 | $12,628.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,152.39 | $7,152.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,129.97 | $5,129.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,610.91 | $1,610.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,411.32 | $1,411.32 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $27,932.79 | $27,932.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,482,676 | $1,364,916 | +8.6% |
| Assessed Value | $1,482,676 | $1,364,916 | +8.6% |
| Land Value | $1,472,000 | $2,944,000 | -50.0% |
| Improvement Value | $10,676 | — | — |
| Taxable Value | $1,482,676 | $1,364,916 | +8.6% |
| Total Tax 2026 = estimate |
~$30,343
Estimated
|
~$27,933
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,482,676 | $1,482,676 | +0 (+0.0%) |
| Taxable Value | $1,482,676 | $1,482,676 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,482,676 | $1,472,000 | $10,676 | — | $1,482,676 | $1,482,676 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,364,916 | $2,944,000 | — | — | $1,364,916 | $1,364,916 | ~$27,933 | Partial |
| 2024 | $3,134,461 | — | — | — | — | $— | $58,548 | Verified |
| 2023 | $1,073,661 | — | — | — | — | $— | $56,710 | Verified |
| 2022 | $1,073,661 | — | — | −$190,461 | $883,200 | $— | $21,204 | Verified |
| 2021 | $1,074,463 | — | — | −$191,263 | $883,200 | $— | $23,370 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.6% | +8.6% | ~100% | Not available | Partial |
| 2025 | -54.0% | -54.0% | ~100% | Not available | Partial |
| 2024 | -5.4% | -5.4% | ~100% | 1.9700% | Verified |
| 2023 | +191.9% ! | +191.9% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.6% | +28.8% | +4.5% | +191.9% | 2024 | -56.5% | 2025 |
| Assessment Ratio | 100.0% | 91.1% | — | 100.0% | 2025 | 82.2% | 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 |
$27,933 | $37,553 | ~$31,879 | $58,548 | 2024 | $21,204 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,449,054 | ~$1,449,054 | ~2.0139% | ~$29,183 | +6.2% |
| 2027 | ~$1,538,378 | ~$1,538,378 | ~1.9814% | ~$30,481 | +12.7% |
| 2028 | ~$1,633,209 | ~$1,633,209 | ~1.9488% | ~$31,829 | +19.7% |
| 2029 | ~$1,733,885 | ~$1,733,885 | ~1.9163% | ~$33,226 | +27.0% |
| 2030 | ~$1,840,768 | ~$1,840,768 | ~1.8837% | ~$34,675 | +34.9% |
| 2026 | ~$1,421,756 | ~$1,421,756 | ~2.0465% | ~$29,096 | +4.2% |
| 2027 | ~$1,480,962 | ~$1,480,962 | ~2.0465% | ~$30,308 | +8.5% |
| 2028 | ~$1,542,634 | ~$1,542,634 | ~2.0465% | ~$31,570 | +13.0% |
| 2029 | ~$1,606,875 | ~$1,606,875 | ~2.0465% | ~$32,884 | +17.7% |
| 2030 | ~$1,673,790 | ~$1,673,790 | ~2.0465% | ~$34,254 | +22.6% |
| 2026 | ~$1,476,352 | ~$1,476,352 | ~1.9977% | ~$29,493 | +8.2% |
| 2027 | ~$1,596,886 | ~$1,596,886 | ~1.9488% | ~$31,121 | +17.0% |
| 2028 | ~$1,727,262 | ~$1,727,262 | ~1.9000% | ~$32,818 | +26.5% |
| 2029 | ~$1,868,281 | ~$1,868,281 | ~1.8512% | ~$34,586 | +36.9% |
| 2030 | ~$2,020,813 | ~$2,020,813 | ~1.8024% | ~$36,423 | +48.1% |
In 2025, this property's market value of $1,364,916 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +163% 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 | $1,364,916 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $3,134,461 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,073,661 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,073,661 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,074,463 | $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.