1704 E M FRANKLIN AVE TX 78721
| Owner | SOUERBRY SARA |
|---|---|
| Parcel ID | 0211170404 |
| Short ID | 202492 |
| Type | Real |
| Use Code | 03 Triplex |
| Valuation | Income |
| Improvement SF | 4,022 SF |
| Land SF | 15,034 SF |
| Acres | 0.345 |
| Year Built | 1977 |
| Legal | 104.4X144FT OLT 23 DIVISION B |
| Neighborhood | E4005 |
| Land | $292,240 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $292,240 |
| Improvement | $350,301 |
|---|---|
| Total Improvement | $350,301 |
| Market | $642,541 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $642,541 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $642,541 |
| Taxable Value | $642,541 |
|---|
Appreciation: Market value has risen +19.4% from $538,099 (2021) to $642,541 (2025), a CAGR of 4.5% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→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 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 $13,150. 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 45% of market value ($292,240 land vs $350,301 improvements), about $19/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $642,541, this parcel sits in the upper-middle (50th–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 +4.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $802,046 by 2030, with an estimated annual tax burden around $15,108. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,022 SF | ✗ |
| 551 | PAVED AREA | 2,522 SF | ✗ |
| 1ST | 1st Floor | 2,011 SF | ✓ |
| 2ND | 2nd Floor | 2,011 SF | ✓ |
| 251 | BATHROOM | 3 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $5,944.79 | $5,944.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,367.02 | $3,367.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,414.96 | $2,414.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $758.35 | $758.35 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $664.39 | $664.39 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,149.51 | $13,149.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $687,000 | $642,541 | +6.9% |
| Assessed Value | $687,000 | $642,541 | +6.9% |
| Land Value | $233,792 | $292,240 | -20.0% |
| Improvement Value | $453,208 | $350,301 | +29.4% |
| Taxable Value | $687,000 | $642,541 | +6.9% |
| Total Tax 2026 = estimate |
~$14,059
Estimated
|
~$13,150
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $687,000 | $687,000 | +0 (+0.0%) |
| Taxable Value | $687,000 | $687,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $687,000 | $233,792 | $453,208 | — | $687,000 | $687,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $642,541 | $292,240 | $350,301 | — | $642,541 | $642,541 | ~$13,150 | Partial |
| 2024 | $705,196 | — | — | −$417,696 | $287,500 | $— | $13,260 | Verified |
| 2023 | $853,028 | — | — | −$508,028 | $345,000 | $— | $12,759 | Verified |
| 2022 | $591,600 | — | — | −$246,600 | $345,000 | $— | $16,847 | Verified |
| 2021 | $538,099 | — | — | −$336,849 | $201,250 | $— | $12,877 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.9% | +6.9% | ~100% | Not available | Partial |
| 2025 | -4.0% | -4.0% | ~100% | Not available | Partial |
| 2024 | -5.1% | -5.1% | ~100% | 1.9800% | Verified |
| 2023 | -17.3% | -17.3% | ~100% | 1.8100% | Verified |
| 2022 | +44.2% | +44.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.9% | +7.0% | +3.2% | +44.2% | 2023 | -17.3% | 2024 |
| Assessment Ratio | 100.0% | 62.8% | — | 100.0% | 2025 | 37.4% | 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 |
$13,150 | $13,778 | ~$14,311 | $16,847 | 2022 | $12,759 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$671,677 | ~$671,677 | ~2.0139% | ~$13,527 | +4.5% |
| 2027 | ~$702,134 | ~$702,134 | ~1.9814% | ~$13,912 | +9.3% |
| 2028 | ~$733,973 | ~$733,973 | ~1.9488% | ~$14,304 | +14.2% |
| 2029 | ~$767,255 | ~$767,255 | ~1.9163% | ~$14,703 | +19.4% |
| 2030 | ~$802,046 | ~$802,046 | ~1.8837% | ~$15,108 | +24.8% |
| 2026 | ~$658,826 | ~$658,826 | ~2.0465% | ~$13,483 | +2.5% |
| 2027 | ~$675,524 | ~$675,524 | ~2.0465% | ~$13,824 | +5.1% |
| 2028 | ~$692,645 | ~$692,645 | ~2.0465% | ~$14,175 | +7.8% |
| 2029 | ~$710,201 | ~$710,201 | ~2.0465% | ~$14,534 | +10.5% |
| 2030 | ~$728,201 | ~$728,201 | ~2.0465% | ~$14,903 | +13.3% |
| 2026 | ~$684,528 | ~$684,528 | ~1.9977% | ~$13,675 | +6.5% |
| 2027 | ~$729,258 | ~$729,258 | ~1.9488% | ~$14,212 | +13.5% |
| 2028 | ~$776,912 | ~$776,912 | ~1.9000% | ~$14,761 | +20.9% |
| 2029 | ~$827,679 | ~$827,679 | ~1.8512% | ~$15,322 | +28.8% |
| 2030 | ~$881,764 | ~$881,764 | ~1.8024% | ~$15,893 | +37.2% |
In 2025, this property's market value of $642,541 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +24% 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 | $642,541 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $705,196 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $853,028 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $591,600 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $538,099 | $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.