1911 SAN GABRIEL ST TX 78705
| Owner | DETRICK-GOURLEY PARTNERSHIP |
|---|---|
| Parcel ID | 0212011319 |
| Short ID | 203752 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 7,760 SF |
| Land SF | 10,000 SF |
| Acres | 0.230 |
| Year Built | 1964 |
| Legal | 88X108 & 8X62FT OLT 25 DIVISION D |
| Neighborhood | 05WC |
| Land | $1,500,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,500,000 |
| Improvement | $375,000 |
|---|---|
| Total Improvement | $375,000 |
| Market | $1,875,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,875,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$72,444 |
| Net Appraised (assessed) | $1,802,556 |
| Taxable Value | $1,802,556 |
|---|
Appreciation: Market value has risen +17.2% from $1,600,000 (2021) to $1,875,000 (2025), a CAGR of 4.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $36,889. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,802,556) is $72,444 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 80% of market value ($1,500,000 land vs $375,000 improvements), about $150/SF of land. With value concentrated in the land under a ~62-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 $1,875,000, 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 +4.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,286,140 by 2030, with an estimated annual tax burden around $43,065. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 4,272 SF | ✓ |
| 1ST | 1st Floor | 3,488 SF | ✓ |
| 551 | PAVED AREA | 1,848 SF | ✗ |
| 591 | MASONRY TRIM SF | 1,680 SF | ✗ |
| 487 | PARKING UNDER | 706 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 445 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 445 SF | ✗ |
| 581C | STORAGE ATT COMM | 78 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $16,044.39 | $16,044.39 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,087.26 | $9,087.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,517.73 | $6,517.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,046.70 | $2,046.70 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,793.12 | $1,793.12 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $35,489.20 | $35,489.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,150,000 | $1,875,000 | +14.7% |
| Assessed Value | $2,080,985 | $1,802,556 | +15.4% |
| Land Value | $1,500,000 | $1,500,000 | +0.0% |
| Improvement Value | $650,000 | $375,000 | +73.3% |
| Taxable Value | $2,080,985 | $1,802,556 | +15.4% |
| HS Cap Loss | -$69,015 | — | |
| Total Tax 2026 = estimate |
~$42,587
Estimated
|
~$35,489
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,240,000 | $2,150,000 | -90,000 (-4.0%) |
| Taxable Value | $2,080,985 | $2,080,985 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,150,000 | $1,500,000 | $650,000 | −$69,015 | $2,080,985 | $2,080,985 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,875,000 | $1,500,000 | $375,000 | −$72,444 | $1,802,556 | $1,802,556 | ~$35,489 | Partial |
| 2024 | $1,502,130 | — | — | −$2,130 | $1,500,000 | $— | $29,769 | Verified |
| 2023 | $1,521,121 | — | — | −$21,121 | $1,500,000 | $— | $27,350 | Verified |
| 2022 | $1,600,000 | — | — | −$900,000 | $700,000 | $— | $30,132 | Verified |
| 2021 | $1,600,000 | — | — | −$900,000 | $700,000 | $— | $34,926 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +19.5% | +15.4% | 92.9% | Not available | Partial |
| 2025 | +24.8% | +20.0% | 96.1% | Not available | Partial |
| 2024 | -10.4% | -10.4% | ~100% | 1.9800% | Verified |
| 2023 | +4.0% | +4.0% | ~100% | 1.6300% | Verified |
| 2022 | -4.8% | -4.8% | ~100% | 1.8700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +10.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +14.7% | +6.7% | +1.4% | +24.8% | 2025 | -4.9% | 2023 |
| Assessment Ratio | 96.8% | 79.8% | — | 99.9% | 2024 | 43.8% | 2021 |
| Effective Tax Rate (2025) | 1.8900% | 1.8900% | — | 1.8900% | 2025 | 1.8900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$35,489 | $31,533 | ~$41,167 | $35,489 | 2025 | $27,350 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,950,840 | ~$1,950,840 | ~2.0139% | ~$39,289 | +4.0% |
| 2027 | ~$2,029,747 | ~$2,029,747 | ~1.9814% | ~$40,217 | +8.3% |
| 2028 | ~$2,111,846 | ~$2,111,846 | ~1.9488% | ~$41,156 | +12.6% |
| 2029 | ~$2,197,266 | ~$2,197,266 | ~1.9163% | ~$42,106 | +17.2% |
| 2030 | ~$2,286,140 | ~$2,286,140 | ~1.8837% | ~$43,065 | +21.9% |
| 2026 | ~$1,913,340 | ~$1,913,340 | ~2.0465% | ~$39,156 | +2.0% |
| 2027 | ~$1,952,463 | ~$1,952,463 | ~2.0465% | ~$39,957 | +4.1% |
| 2028 | ~$1,992,387 | ~$1,992,387 | ~2.0465% | ~$40,774 | +6.3% |
| 2029 | ~$2,033,127 | ~$2,033,127 | ~2.0465% | ~$41,608 | +8.4% |
| 2030 | ~$2,074,700 | ~$2,074,700 | ~2.0465% | ~$42,458 | +10.7% |
| 2026 | ~$1,988,340 | ~$1,982,812 | ~1.9977% | ~$39,610 | +6.0% |
| 2027 | ~$2,108,531 | ~$2,108,531 | ~1.9488% | ~$41,092 | +12.5% |
| 2028 | ~$2,235,987 | ~$2,235,987 | ~1.9000% | ~$42,484 | +19.3% |
| 2029 | ~$2,371,147 | ~$2,371,147 | ~1.8512% | ~$43,895 | +26.5% |
| 2030 | ~$2,514,478 | ~$2,514,478 | ~1.8024% | ~$45,320 | +34.1% |
In 2025, this property's market value of $1,875,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 4× 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 | $1,875,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,502,130 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,521,121 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,600,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,600,000 | $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.