2704 FRENCH PL TX 78722
| Owner | 2704 FRENCH PLACE LLC |
|---|---|
| Parcel ID | 0213100215 |
| Short ID | 205230 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 13,668 SF |
| Land SF | 15,202 SF |
| Acres | 0.349 |
| Year Built | 1972 |
| Legal | LOT 3 LESS S PART & ALL OF LOT 4 OLT 31 DIV C FOREST HILLS SUBD |
| Neighborhood | 05EC1 |
| Land | $1,216,195 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,216,195 |
| Improvement | $1,605,805 |
|---|---|
| Total Improvement | $1,605,805 |
| Market | $2,822,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,822,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,822,000 |
| Taxable Value | $2,822,000 |
|---|
Appreciation: Market value has fallen -4.0% from $2,938,620 (2021) to $2,822,000 (2025), a CAGR of -1.0% 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 $57,752. 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 43% of market value ($1,216,195 land vs $1,605,805 improvements), about $80/SF of land. Most value sits in the improvements, so building condition, age (~54 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,822,000, 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 -1.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,682,712 by 2030, with an estimated annual tax burden around $50,535. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,556 SF | ✓ |
| 2ND | 2nd Floor | 4,556 SF | ✓ |
| 3RD | 3rd Floor | 4,556 SF | ✓ |
| 551 | PAVED AREA | 4,400 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,369 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,281 SF | ✗ |
| 611 | TERRACE | 1,264 SF | ✗ |
| 601 | POOL COMM'L | 360 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 105 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 521 | FIREPLACE | 1 SF | ✓ |
| 531 | OBS FENCE | 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% | $26,109.14 | $26,109.14 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,787.76 | $14,787.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,606.35 | $10,606.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,330.61 | $3,330.61 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,917.95 | $2,917.95 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $57,751.81 | $57,751.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,736,000 | $2,822,000 | -3.0% |
| Assessed Value | $2,736,000 | $2,822,000 | -3.0% |
| Land Value | $1,216,195 | $1,216,195 | +0.0% |
| Improvement Value | $1,519,805 | $1,605,805 | -5.4% |
| Taxable Value | $2,736,000 | $2,822,000 | -3.0% |
| Total Tax 2026 = estimate |
~$55,992
Estimated
|
~$57,752
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,549,000 | $2,736,000 | -813,000 (-22.9%) |
| Taxable Value | $3,386,400 | $2,736,000 | -650,400 (-19.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,736,000 | $1,216,195 | $1,519,805 | — | $2,736,000 | $2,736,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,822,000 | $1,216,195 | $1,605,805 | — | $2,822,000 | $2,822,000 | ~$57,752 | Partial |
| 2024 | $3,417,000 | — | — | −$2,200,805 | $1,216,195 | $— | $63,655 | Verified |
| 2023 | $3,143,640 | — | — | −$1,927,445 | $1,216,195 | $— | $58,110 | Verified |
| 2022 | $3,006,960 | — | — | −$2,018,801 | $988,159 | $— | $59,389 | Verified |
| 2021 | $2,938,620 | — | — | −$1,950,461 | $988,159 | $— | $61,164 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +25.8% | +20.0% | 95.4% | Not available | Partial |
| 2025 | -12.1% | -12.1% | ~100% | Not available | Partial |
| 2024 | -6.0% | -6.0% | ~100% | 1.9800% | Verified |
| 2023 | +8.7% | +8.7% | ~100% | 1.7000% | Verified |
| 2022 | +4.5% | +4.5% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 2.0800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -6.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.0% | -1.0% | -0.4% | +8.7% | 2024 | -17.4% | 2025 |
| Assessment Ratio | 100.0% | 56.8% | — | 100.0% | 2025 | 32.9% | 2022 |
| 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 |
$57,752 | $60,014 | ~$53,375 | $63,655 | 2024 | $57,752 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,793,575 | ~$2,793,575 | ~2.0139% | ~$56,261 | -1.0% |
| 2027 | ~$2,765,437 | ~$2,765,437 | ~1.9814% | ~$54,794 | -2.0% |
| 2028 | ~$2,737,582 | ~$2,737,582 | ~1.9488% | ~$53,351 | -3.0% |
| 2029 | ~$2,710,008 | ~$2,710,008 | ~1.9163% | ~$51,932 | -4.0% |
| 2030 | ~$2,682,712 | ~$2,682,712 | ~1.8837% | ~$50,535 | -4.9% |
| 2026 | ~$2,737,135 | ~$2,737,135 | ~2.0465% | ~$56,015 | -3.0% |
| 2027 | ~$2,654,823 | ~$2,654,823 | ~2.0465% | ~$54,331 | -5.9% |
| 2028 | ~$2,574,986 | ~$2,574,986 | ~2.0465% | ~$52,697 | -8.8% |
| 2029 | ~$2,497,550 | ~$2,497,550 | ~2.0465% | ~$51,112 | -11.5% |
| 2030 | ~$2,422,442 | ~$2,422,442 | ~2.0465% | ~$49,575 | -14.2% |
| 2026 | ~$2,850,015 | ~$2,850,015 | ~1.9977% | ~$56,934 | +1.0% |
| 2027 | ~$2,878,309 | ~$2,878,309 | ~1.9488% | ~$56,094 | +2.0% |
| 2028 | ~$2,906,883 | ~$2,906,883 | ~1.9000% | ~$55,231 | +3.0% |
| 2029 | ~$2,935,742 | ~$2,935,742 | ~1.8512% | ~$54,346 | +4.0% |
| 2030 | ~$2,964,886 | ~$2,964,886 | ~1.8024% | ~$53,438 | +5.1% |
In 2025, this property's market value of $2,822,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 5× 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 | $2,822,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $3,417,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $3,143,640 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $3,006,960 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $2,938,620 | $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.