1804 E M FRANKLIN AVE TX 78721
| Owner | CRAWFORD MORRIS JR & ELMA |
|---|---|
| Parcel ID | 0213160304 |
| Short ID | 205495 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 2,941 SF |
| Acres | 0.068 |
| Year Built | — |
| Legal | 39.43 X 75.55FT APPROX OLT 23 DIVISION B |
| Neighborhood | E4000 |
| Land | $194,111 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $194,111 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $194,111 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $194,111 |
| Value Limitation Adjustment (−) (homestead cap) | −$150,911 |
| Net Appraised (assessed) | $43,200 |
| Taxable Value | $43,200 |
|---|
Appreciation: Market value has risen +177.3% from $70,000 (2021) to $194,111 (2025), a CAGR of 29.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant 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 $884. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($43,200) is $150,911 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($194,111 land vs $0 improvements), about $66/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $194,111, this parcel sits in the upper-middle (50th–75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +29.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $694,609 by 2030, with an estimated annual tax burden around $13,085. 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.
Market value changed by 233% in 2024, 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% | $399.69 | $399.69 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $226.38 | $226.38 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $162.37 | $162.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $50.99 | $50.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $44.67 | $44.67 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $884.10 | $884.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $155,289 | $194,111 | -20.0% |
| Assessed Value | $51,840 | $43,200 | +20.0% |
| Land Value | $155,289 | $194,111 | -20.0% |
| Improvement Value | — | — | — |
| Taxable Value | $51,840 | $43,200 | +20.0% |
| HS Cap Loss | -$103,449 | — | |
| Total Tax 2026 = estimate |
~$1,061
Estimated
|
~$884
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $155,289 | $155,289 | +0 (+0.0%) |
| Taxable Value | $51,840 | $51,840 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $155,289 | $155,289 | — | −$103,449 | $51,840 | $51,840 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $194,111 | $194,111 | — | −$150,911 | $43,200 | $43,200 | ~$884 | Partial |
| 2024 | $— | — | — | — | $100,000 | $— | $713 | Verified |
| 2023 | $— | — | — | — | $30,000 | $— | $543 | Verified |
| 2022 | $— | — | — | — | $120,000 | $— | $2,370 | Verified |
| 2021 | $70,000 | — | — | — | $70,000 | $— | $1,524 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -20.0% | +20.0% | 33.4% | Not available | Partial |
| 2025 | +94.1% ! | +20.0% | 22.3% | Not available | Partial |
| 2024 | +233.3% ! | +20.0% | 36.0% | 0.7100% | Verified |
| 2023 | -75.0% | -75.0% | ~100% | 1.8100% | Verified |
| 2022 | +71.4% | +71.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +177.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -20.0% | +78.7% | +35.5% | +177.3% | 2025 | -20.0% | 2026 |
| Assessment Ratio | 33.4% | 51.9% | — | 100.0% | 2021 | 22.3% | 2025 |
| Effective Tax Rate (2025) | 0.4600% | 0.4600% | — | 0.4600% | 2025 | 0.4600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$884 | $1,204 | ~$8,596 | $1,524 | 2021 | $884 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$250,489 | ~$250,489 | ~2.0139% | ~$5,045 | +29.0% |
| 2027 | ~$323,241 | ~$323,241 | ~1.9814% | ~$6,405 | +66.5% |
| 2028 | ~$417,123 | ~$417,123 | ~1.9488% | ~$8,129 | +114.9% |
| 2029 | ~$538,273 | ~$538,273 | ~1.9163% | ~$10,315 | +177.3% |
| 2030 | ~$694,609 | ~$694,609 | ~1.8837% | ~$13,085 | +257.8% |
| 2026 | ~$246,607 | ~$246,607 | ~2.0465% | ~$5,047 | +27.0% |
| 2027 | ~$313,299 | ~$313,299 | ~2.0465% | ~$6,412 | +61.4% |
| 2028 | ~$398,028 | ~$398,028 | ~2.0465% | ~$8,146 | +105.1% |
| 2029 | ~$505,671 | ~$505,671 | ~2.0465% | ~$10,348 | +160.5% |
| 2030 | ~$642,424 | ~$642,424 | ~2.0465% | ~$13,147 | +231.0% |
| 2026 | ~$254,371 | ~$254,371 | ~1.9977% | ~$5,081 | +31.0% |
| 2027 | ~$333,338 | ~$333,338 | ~1.9488% | ~$6,496 | +71.7% |
| 2028 | ~$436,820 | ~$436,820 | ~1.9000% | ~$8,300 | +125.0% |
| 2029 | ~$572,426 | ~$572,426 | ~1.8512% | ~$10,597 | +194.9% |
| 2030 | ~$750,131 | ~$750,131 | ~1.8024% | ~$13,520 | +286.4% |
In 2025, this property's market value of $194,111 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +128% above the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $194,111 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $70,000 | $6,000 | $14,480 | $80,000 | ↑ 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.