2408 MANOR RD TX 78722
| Owner | F&B 2408 MANOR RD LLC |
|---|---|
| Parcel ID | 0213110132 |
| Short ID | 205401 |
| Type | Real |
| Use Code | 07 Apartment 50–100 Units |
| Valuation | Income |
| Improvement SF | 31,674 SF |
| Land SF | 55,669 SF |
| Acres | 1.278 |
| Year Built | 1985 |
| Legal | ACR 1.278 OF OLT 33 DIVISION C |
| Neighborhood | 06EC1 |
| Land | $4,453,520 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,453,520 |
| Improvement | $1,826,480 |
|---|---|
| Total Improvement | $1,826,480 |
| Market | $6,280,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,280,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,280,000 |
| Taxable Value | $6,280,000 |
|---|
Appreciation: Market value has fallen -3.6% from $6,512,102 (2021) to $6,280,000 (2025), a CAGR of -0.9% 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 $128,519. 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 71% of market value ($4,453,520 land vs $1,826,480 improvements), about $80/SF of land. With value concentrated in the land under a ~41-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 $6,280,000, 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 -0.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,001,471 by 2030, with an estimated annual tax burden around $113,052. 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.
18 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 28,500 SF | ✗ |
| 2ND | 2nd Floor | 10,680 SF | ✓ |
| 3RD | 3rd Floor | 10,680 SF | ✓ |
| 1ST | 1st Floor | 10,314 SF | ✓ |
| SO | Sketch Only | 3,847 SF | ✗ |
| 591 | MASONRY TRIM SF | 2,220 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 2,098 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,408 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 1,408 SF | ✗ |
| 541 | FENCE COMM LF | 775 SF | ✗ |
| 571C | STORAGE DET COMM | 210 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 303 | STAIRWAYS FV | 1 SF | ✓ |
| 509 | CANOPY FV | 1 SF | ✗ |
Market value changed by 164% in 2022, 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% | $58,102.56 | $58,102.56 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $32,908.27 | $32,908.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $23,603.07 | $23,603.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7,411.84 | $7,411.84 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $6,493.52 | $6,493.52 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $128,519.26 | $128,519.26 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,091,000 | $6,280,000 | -3.0% |
| Assessed Value | $6,091,000 | $6,280,000 | -3.0% |
| Land Value | $4,453,520 | $4,453,520 | +0.0% |
| Improvement Value | $1,637,480 | $1,826,480 | -10.3% |
| Taxable Value | $6,091,000 | $6,280,000 | -3.0% |
| Total Tax 2026 = estimate |
~$124,651
Estimated
|
~$128,519
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,095,100 | $6,091,000 | -2,004,100 (-24.8%) |
| Taxable Value | $8,095,100 | $6,091,000 | -2,004,100 (-24.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,091,000 | $4,453,520 | $1,637,480 | — | $6,091,000 | $6,091,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,280,000 | $4,453,520 | $1,826,480 | — | $6,280,000 | $6,280,000 | ~$128,519 | Partial |
| 2024 | $7,918,500 | — | — | −$3,464,980 | $4,453,520 | $— | $144,564 | Verified |
| 2023 | $7,285,020 | — | — | −$2,831,500 | $4,453,520 | $— | $127,553 | Verified |
| 2022 | $6,757,501 | — | — | −$3,139,016 | $3,618,485 | $— | $131,959 | Verified |
| 2021 | $6,512,102 | — | — | −$3,728,652 | $2,783,450 | $— | $137,610 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +28.9% | +28.9% | ~100% | Not available | Partial |
| 2025 | -13.9% | -13.9% | ~100% | Not available | Partial |
| 2024 | -7.9% | -7.9% | ~100% | 1.9800% | Verified |
| 2023 | +8.7% | +8.7% | ~100% | 1.6100% | Verified |
| 2022 | +164.2% ! | +164.2% | ~100% | 1.8100% | Verified |
| 2021 | base year | — | ~100% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +127.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.0% | -0.7% | -0.3% | +8.7% | 2024 | -20.7% | 2025 |
| Assessment Ratio | 100.0% | 68.9% | — | 100.0% | 2025 | 42.7% | 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 |
$128,519 | $134,041 | ~$119,147 | $144,564 | 2024 | $127,553 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,223,279 | ~$6,223,279 | ~2.0139% | ~$125,333 | -0.9% |
| 2027 | ~$6,167,070 | ~$6,167,070 | ~1.9814% | ~$122,194 | -1.8% |
| 2028 | ~$6,111,369 | ~$6,111,369 | ~1.9488% | ~$119,101 | -2.7% |
| 2029 | ~$6,056,170 | ~$6,056,170 | ~1.9163% | ~$116,054 | -3.6% |
| 2030 | ~$6,001,471 | ~$6,001,471 | ~1.8837% | ~$113,052 | -4.4% |
| 2026 | ~$6,097,679 | ~$6,097,679 | ~2.0465% | ~$124,788 | -2.9% |
| 2027 | ~$5,920,651 | ~$5,920,651 | ~2.0465% | ~$121,165 | -5.7% |
| 2028 | ~$5,748,762 | ~$5,748,762 | ~2.0465% | ~$117,648 | -8.5% |
| 2029 | ~$5,581,864 | ~$5,581,864 | ~2.0465% | ~$114,232 | -11.1% |
| 2030 | ~$5,419,811 | ~$5,419,811 | ~2.0465% | ~$110,916 | -13.7% |
| 2026 | ~$6,348,879 | ~$6,348,879 | ~1.9977% | ~$126,829 | +1.1% |
| 2027 | ~$6,418,513 | ~$6,418,513 | ~1.9488% | ~$125,087 | +2.2% |
| 2028 | ~$6,488,911 | ~$6,488,911 | ~1.9000% | ~$123,290 | +3.3% |
| 2029 | ~$6,560,081 | ~$6,560,081 | ~1.8512% | ~$121,440 | +4.5% |
| 2030 | ~$6,632,032 | ~$6,632,032 | ~1.8024% | ~$119,534 | +5.6% |
In 2025, this property's market value of $6,280,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 12× 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 | $6,280,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $7,918,500 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $7,285,020 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $6,757,501 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $6,512,102 | $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.