1604 PEARL ST AUSTIN, TX 78701
| Owner | KUNZ JOSEPH DAVID LIVING TRUST |
|---|---|
| Parcel ID | 0211010703 |
| Short ID | 202043 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,265 SF |
| Land SF | 10,758 SF |
| Acres | 0.247 |
| Year Built | 1959 |
| Legal | 75% OF 65 X 166.22FT OF OLT 11 DIVISION E |
| Neighborhood | Z110005 |
| Land | $914,388 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $914,388 |
| Improvement | $148,264 |
|---|---|
| Total Improvement | $148,264 |
| Market | $1,062,652 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,062,652 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,062,652 |
| Exemptions (−) (DV,HS,OV65) | −$235,963 |
|---|---|
| Taxable Value | $826,689 |
Appreciation: Market value has risen +106.7% from $514,105 (2021) to $1,062,652 (2025), a CAGR of 19.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2023), 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 $16,918. City of Austin is the largest single contributor, at 36.6% of the total 2025 levy.
Asset Class: Multi-family residential. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 86% of market value ($914,388 land vs $148,264 improvements), about $85/SF of land. With value concentrated in the land under a ~67-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 $1,062,652, 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 +19.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,633,693 by 2030, with an estimated annual tax burden around $32,239. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,265 SF | ✗ |
| 1ST | 1st Floor | 2,385 SF | ✓ |
| 2ND | 2nd Floor | 880 SF | ✓ |
| 630 | PORCH CLOS FIN | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 120 SF | ✗ |
| 581 | STORAGE ATT | 20 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,140.28 | $4,140.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,107.07 | $3,107.07 | Paid |
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $2,457.91 | $2,457.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $938.52 | $938.52 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $660.21 | $660.21 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,303.99 | $11,303.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $991,000 | $1,062,652 | -6.7% |
| Assessed Value | $991,000 | $1,062,652 | -6.7% |
| Land Value | $806,813 | $914,388 | -11.8% |
| Improvement Value | $184,187 | $148,264 | +24.2% |
| Taxable Value | $761,560 | $826,689 | -7.9% |
| Exemptions | DV,HS,OV65 | DV,HS,OV65 | |
| Total Tax 2026 = estimate |
~$15,585
Estimated
|
~$11,304
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,038,159 | $991,000 | -47,159 (-4.5%) |
| Taxable Value | $804,951 | $761,560 | -43,391 (-5.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $991,000 | $806,813 | $184,187 | — | $991,000 | $761,560 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,062,652 | $914,388 | $148,264 | — | $1,062,652 | $826,689 | ~$11,304 | Partial |
| 2024 | $1,032,200 | — | — | −$117,812 | $914,388 | $— | $10,833 | Verified |
| 2023 | $1,032,200 | — | — | −$117,812 | $914,388 | $— | $9,137 | Verified |
| 2022 | $— | — | — | — | $914,388 | $— | $11,553 | Verified |
| 2021 | $514,105 | — | — | — | $685,791 ! | $— | $12,129 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.3% | -2.3% | ~100% | Not available | Partial |
| 2025 | -6.1% | +2.6% | ~100% | Not available | Partial |
| 2024 | +9.7% | +9.9% | 91.5% | 0.9600% | Verified |
| 2023 | +0.0% | +7.1% | 91.3% | 0.8900% | Verified |
| 2022 | +22.0% | +55.6% | 85.3% | 1.1200% | Verified |
| 2021 | base year | — | 66.8% | 2.3600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.7% | +24.3% | +21.6% | +100.8% | 2023 | -6.7% | 2026 |
| Assessment Ratio | 100.0% | 102.1% | — | 133.4% | 2021 | 88.6% | 2023 |
| Effective Tax Rate (2025) | 1.0600% | 1.0600% | — | 1.0600% | 2025 | 1.0600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,304 | $10,851 | ~$27,727 | $12,129 | 2021 | $9,137 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,274,166 | ~$1,168,917 | ~2.0139% | ~$23,541 | +19.9% |
| 2027 | ~$1,527,780 | ~$1,285,809 | ~1.9814% | ~$25,477 | +43.8% |
| 2028 | ~$1,831,874 | ~$1,414,390 | ~1.9488% | ~$27,564 | +72.4% |
| 2029 | ~$2,196,495 | ~$1,555,829 | ~1.9163% | ~$29,814 | +106.7% |
| 2030 | ~$2,633,693 | ~$1,711,412 | ~1.8837% | ~$32,239 | +147.8% |
| 2026 | ~$1,252,913 | ~$1,168,917 | ~2.0465% | ~$23,922 | +17.9% |
| 2027 | ~$1,477,238 | ~$1,285,809 | ~2.0465% | ~$26,314 | +39.0% |
| 2028 | ~$1,741,727 | ~$1,414,390 | ~2.0465% | ~$28,945 | +63.9% |
| 2029 | ~$2,053,572 | ~$1,555,829 | ~2.0465% | ~$31,840 | +93.2% |
| 2030 | ~$2,421,250 | ~$1,711,412 | ~2.0465% | ~$35,024 | +127.8% |
| 2026 | ~$1,295,419 | ~$1,168,917 | ~1.9977% | ~$23,351 | +21.9% |
| 2027 | ~$1,579,171 | ~$1,285,809 | ~1.9488% | ~$25,058 | +48.6% |
| 2028 | ~$1,925,078 | ~$1,414,390 | ~1.9000% | ~$26,874 | +81.2% |
| 2029 | ~$2,346,753 | ~$1,555,829 | ~1.8512% | ~$28,801 | +120.8% |
| 2030 | ~$2,860,793 | ~$1,711,412 | ~1.8024% | ~$30,846 | +169.2% |
In 2025, this property's market value of $1,062,652 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +104% 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 | $1,062,652 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,032,200 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,032,200 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $514,105 | $300,453 | $376,850 | $539,896 | ↑ Above median | 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.