502 W 17 ST TX 78701
| Owner | SETTLERS LANDING LTD |
|---|---|
| Parcel ID | 0210021109 |
| Short ID | 199777 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 6,574 SF |
| Land SF | 7,680 SF |
| Acres | 0.176 |
| Year Built | 1984 |
| Legal | E 32' OF LOT 4 *& W 28' OF LOT 5 OLT 28 DIVISION E |
| Neighborhood | 05CBD |
| Land | $3,840,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,840,000 |
| Improvement | $125,340 |
|---|---|
| Total Improvement | $125,340 |
| Market | $3,965,340 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,965,340 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,409,369 |
| Net Appraised (assessed) | $2,555,971 |
| Taxable Value | $2,555,971 |
|---|
Appreciation: Market value has risen +162.3% from $1,512,020 (2021) to $3,965,340 (2025), a CAGR of 27.3% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $52,308. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,555,971) is $1,409,369 below market value, suggesting potential for an upward assessment in future years.
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 97% of market value ($3,840,000 land vs $125,340 improvements), about $500/SF of land. With value concentrated in the land under a ~42-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 $3,965,340, 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 +27.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $13,233,784 by 2030, with an estimated annual tax burden around $77,543. 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.
16 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 3,287 SF | ✓ |
| 3RD | 3rd Floor | 3,287 SF | ✓ |
| 591 | MASONRY TRIM SF | 3,016 SF | ✗ |
| 551 | PAVED AREA | 2,220 SF | ✗ |
| SO | Sketch Only | 1,260 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 541 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 381 SF | ✗ |
| 511 | DECK | 310 SF | ✗ |
| 581C | STORAGE ATT COMM | 35 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 287 | PARKING UNDER FV | 1 SF | ✓ |
| 299 | ALL FLAT VALUE | 1 SF | ✓ |
| 303 | STAIRWAYS FV | 1 SF | ✓ |
| 521 | FIREPLACE | 1 SF | ✓ |
| 539 | FENCE FV | 1 SF | ✗ |
Market value changed by 129% 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% | $23,647.84 | $23,647.84 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,393.72 | $13,393.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,606.49 | $9,606.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,016.63 | $3,016.63 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,642.87 | $2,642.87 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $52,307.55 | $52,307.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,665,158 | $3,965,340 | -58.0% |
| Assessed Value | $1,665,158 | $2,555,971 | -34.9% |
| Land Value | $1,920,000 | $3,840,000 | -50.0% |
| Improvement Value | — | $125,340 | — |
| Taxable Value | $1,665,158 | $2,555,971 | -34.9% |
| Total Tax 2026 = estimate |
~$34,077
Estimated
|
~$52,308
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,049,158 | $1,665,158 | -384,000 (-18.7%) |
| Taxable Value | $2,049,158 | $1,665,158 | -384,000 (-18.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,665,158 | $1,920,000 | — | — | $1,665,158 | $1,665,158 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,965,340 | $3,840,000 | $125,340 | −$1,409,369 | $2,555,971 | $2,555,971 | ~$52,308 | Partial |
| 2024 | $1,774,980 | — | — | — | $3,840,000 ! | $— | $42,212 | Verified |
| 2023 | $1,643,500 | — | — | — | $1,774,980 ! | $— | $30,831 | Verified |
| 2022 | $1,577,760 | — | — | −$617,760 | $960,000 | $— | $32,458 | Verified |
| 2021 | $1,512,020 | — | — | −$552,020 | $960,000 | $— | $34,343 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -48.3% | -19.8% | ~100% | Not available | Partial |
| 2025 | -2.5% | +20.0% | 64.5% | Not available | Partial |
| 2024 | +129.1% ! | +20.0% | 52.4% | 1.0400% | Verified |
| 2023 | +8.0% | +8.0% | ~100% | 1.7400% | Verified |
| 2022 | +4.2% | +4.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +151.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -58.0% | +16.4% | +62.4% | +123.4% | 2025 | -58.0% | 2026 |
| Assessment Ratio | 100.0% | 102.2% | — | 216.3% | 2024 | 60.8% | 2022 |
| Effective Tax Rate (2025) | 1.3200% | 1.3200% | — | 1.3200% | 2025 | 1.3200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$52,308 | $38,430 | ~$66,691 | $52,308 | 2025 | $30,831 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,046,162 | ~$2,811,568 | ~2.0139% | ~$56,623 | +27.3% |
| 2027 | ~$6,421,580 | ~$3,092,725 | ~1.9814% | ~$61,279 | +61.9% |
| 2028 | ~$8,171,892 | ~$3,401,997 | ~1.9488% | ~$66,299 | +106.1% |
| 2029 | ~$10,399,281 | ~$3,742,197 | ~1.9163% | ~$71,711 | +162.3% |
| 2030 | ~$13,233,784 | ~$4,116,417 | ~1.8837% | ~$77,543 | +233.7% |
| 2026 | ~$4,966,855 | ~$2,811,568 | ~2.0465% | ~$57,538 | +25.3% |
| 2027 | ~$6,221,319 | ~$3,092,725 | ~2.0465% | ~$63,292 | +56.9% |
| 2028 | ~$7,792,621 | ~$3,401,997 | ~2.0465% | ~$69,621 | +96.5% |
| 2029 | ~$9,760,781 | ~$3,742,197 | ~2.0465% | ~$76,584 | +146.2% |
| 2030 | ~$12,226,034 | ~$4,116,417 | ~2.0465% | ~$84,242 | +208.3% |
| 2026 | ~$5,125,468 | ~$2,811,568 | ~1.9977% | ~$56,166 | +29.3% |
| 2027 | ~$6,625,012 | ~$3,092,725 | ~1.9488% | ~$60,272 | +67.1% |
| 2028 | ~$8,563,274 | ~$3,401,997 | ~1.9000% | ~$64,639 | +116.0% |
| 2029 | ~$11,068,607 | ~$3,742,197 | ~1.8512% | ~$69,275 | +179.1% |
| 2030 | ~$14,306,918 | ~$4,116,417 | ~1.8024% | ~$74,193 | +260.8% |
In 2025, this property's market value of $3,965,340 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 8× 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 | $3,965,340 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,774,980 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,643,500 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,577,760 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,512,020 | $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.