1806 LAVACA ST TX 78701
| Owner | WUKASCH PROPERTIES LTD L L P |
|---|---|
| Parcel ID | 0210022404 |
| Short ID | 199864 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 1,710 SF |
| Land SF | 9,660 SF |
| Acres | 0.222 |
| Year Built | 1885 |
| Legal | CEN 70' OF E 138' OF N150' OLT 35 DIVISION E |
| Neighborhood | 1CBD1 |
| Land | $4,830,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,830,000 |
| Improvement | $1 |
|---|---|
| Total Improvement | $1 |
| Market | $4,830,001 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,830,001 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,830,001 |
| Taxable Value | $4,830,001 |
|---|
Appreciation: Market value has risen +233.3% from $1,449,001 (2021) to $4,830,001 (2025), a CAGR of 35.1% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $98,845. 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 ($4,830,000 land vs $1 improvements), about $500/SF of land. With value concentrated in the land under a ~141-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 $4,830,001, 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 +35.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $21,754,314 by 2030, with an estimated annual tax burden around $146,532. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 041C | GARAGE ATT 1ST COMM | 1,790 SF | ✓ |
| 2ND | 2nd Floor | 1,710 SF | ✓ |
| 611 | TERRACE | 270 SF | ✗ |
| 299 | ALL FLAT VALUE | 2 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 303 | STAIRWAYS FV | 1 SF | ✓ |
Market value changed by 233% 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% | $44,687.17 | $44,687.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $25,310.03 | $25,310.03 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $18,153.32 | $18,153.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,700.51 | $5,700.51 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,994.22 | $4,994.22 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $98,845.25 | $98,845.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,414,001 | $4,830,001 | -50.0% |
| Assessed Value | $2,414,001 | $4,830,001 | -50.0% |
| Land Value | $2,415,000 | $4,830,000 | -50.0% |
| Improvement Value | — | $1 | — |
| Taxable Value | $2,414,001 | $4,830,001 | -50.0% |
| Total Tax 2026 = estimate |
~$49,402
Estimated
|
~$98,845
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,445,117 | $2,414,001 | -31,116 (-1.3%) |
| Taxable Value | $2,445,117 | $2,414,001 | -31,116 (-1.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,414,001 | $2,415,000 | — | — | $2,414,001 | $2,414,001 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,830,001 | $4,830,000 | $1 | — | $4,830,001 | $4,830,001 | ~$98,845 | Partial |
| 2024 | $4,534,603 | — | — | — | $4,830,000 ! | $— | $91,385 | Verified |
| 2023 | $1,449,001 | — | — | — | $4,830,000 ! | $— | $82,333 | Verified |
| 2022 | $1,449,001 | — | — | −$1 | $1,449,000 | $— | $28,617 | Verified |
| 2021 | $1,449,001 | — | — | −$1 | $1,449,000 | $— | $31,540 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -49.4% | -49.4% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.8900% | Verified |
| 2023 | +233.3% ! | +233.3% | ~100% | 1.7000% | 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): +233.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -50.0% | +33.9% | +62.2% | +212.9% | 2024 | -50.0% | 2026 |
| Assessment Ratio | 100.0% | 140.0% | — | 333.3% | 2023 | 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 |
$98,845 | $66,544 | ~$126,026 | $98,845 | 2025 | $28,617 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,526,297 | ~$5,313,001 | ~2.0139% | ~$107,000 | +35.1% |
| 2027 | ~$8,818,333 | ~$5,844,301 | ~1.9814% | ~$115,798 | +82.6% |
| 2028 | ~$11,915,331 | ~$6,428,731 | ~1.9488% | ~$125,286 | +146.7% |
| 2029 | ~$16,099,996 | ~$7,071,604 | ~1.9163% | ~$135,513 | +233.3% |
| 2030 | ~$21,754,314 | ~$7,778,765 | ~1.8837% | ~$146,532 | +350.4% |
| 2026 | ~$6,429,697 | ~$5,313,001 | ~2.0465% | ~$108,730 | +33.1% |
| 2027 | ~$8,559,213 | ~$5,844,301 | ~2.0465% | ~$119,603 | +77.2% |
| 2028 | ~$11,394,024 | ~$6,428,731 | ~2.0465% | ~$131,563 | +135.9% |
| 2029 | ~$15,167,725 | ~$7,071,604 | ~2.0465% | ~$144,719 | +214.0% |
| 2030 | ~$20,191,275 | ~$7,778,765 | ~2.0465% | ~$159,191 | +318.0% |
| 2026 | ~$6,622,897 | ~$5,313,001 | ~1.9977% | ~$106,136 | +37.1% |
| 2027 | ~$9,081,317 | ~$5,844,301 | ~1.9488% | ~$113,896 | +88.0% |
| 2028 | ~$12,452,301 | ~$6,428,731 | ~1.9000% | ~$122,147 | +157.8% |
| 2029 | ~$17,074,596 | ~$7,071,604 | ~1.8512% | ~$130,909 | +253.5% |
| 2030 | ~$23,412,685 | ~$7,778,765 | ~1.8024% | ~$140,202 | +384.7% |
In 2025, this property's market value of $4,830,001 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 9× 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 | $4,830,001 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $4,534,603 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,449,001 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,449,001 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,449,001 | $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.