2401 SAN GABRIEL ST TX 78705
| Owner | CIG CWS REGENTS 24TH LP |
|---|---|
| Parcel ID | 0214010703 |
| Short ID | 206600 |
| Type | Real |
| Use Code | 07 Apartment 50–100 Units |
| Valuation | Income |
| Improvement SF | 43,944 SF |
| Land SF | 30,805 SF |
| Acres | 0.707 |
| Year Built | 2013 |
| Legal | LOT 1 FRATERNITY ROW AMENDED PLAT OF LTS 1,2&3 THE |
| Neighborhood | 08WC |
| Land | $9,241,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,241,500 |
| Improvement | $25,248,500 |
|---|---|
| Total Improvement | $25,248,500 |
| Market | $34,490,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $34,490,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $34,490,000 |
| Taxable Value | $34,490,000 |
|---|
Appreciation: Market value has fallen -10.9% from $38,700,000 (2021) to $34,490,000 (2025), a CAGR of -2.8% 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 $705,833. 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 27% of market value ($9,241,500 land vs $25,248,500 improvements), about $300/SF of land. Most value sits in the improvements, so building condition, age (~13 yrs), and rent roll drive the underwriting.
Submarket Position: At $34,490,000, 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 -2.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $29,865,582 by 2030, with an estimated annual tax burden around $562,591. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 60,590 SF | ✓ |
| 4TH | 4th Floor | 22,180 SF | ✓ |
| 5TH | 5th Floor | 20,206 SF | ✓ |
| 3RD | 3rd Floor | 20,205 SF | ✓ |
| 2ND | 2nd Floor | 20,065 SF | ✓ |
| ADDL | Additional Floor | 18,238 SF | ✓ |
| 611 | TERRACE | 4,752 SF | ✗ |
| 1ST | 1st Floor | 3,674 SF | ✓ |
| 501 | CANOPY | 375 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% | $319,101.48 | $319,101.48 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $180,733.46 | $180,733.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $129,628.94 | $129,628.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $40,706.13 | $40,706.13 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $35,662.66 | $35,662.66 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $705,832.67 | $705,832.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $34,270,000 | $34,490,000 | -0.6% |
| Assessed Value | $34,270,000 | $34,490,000 | -0.6% |
| Land Value | $4,620,750 | $9,241,500 | -50.0% |
| Improvement Value | $29,649,250 | $25,248,500 | +17.4% |
| Taxable Value | $34,270,000 | $34,490,000 | -0.6% |
| Total Tax 2026 = estimate |
~$701,330
Estimated
|
~$705,833
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $35,598,910 | $34,270,000 | -1,328,910 (-3.7%) |
| Taxable Value | $35,598,910 | $34,270,000 | -1,328,910 (-3.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $34,270,000 | $4,620,750 | $29,649,250 | — | $34,270,000 | $34,270,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $34,490,000 | $9,241,500 | $25,248,500 | — | $34,490,000 | $34,490,000 | ~$705,833 | Partial |
| 2024 | $37,800,000 | — | — | −$28,558,500 | $9,241,500 | $— | $607,016 | Verified |
| 2023 | $38,500,000 | — | — | −$29,258,500 | $9,241,500 | $— | $683,895 | Verified |
| 2022 | $38,500,000 | — | — | −$31,106,800 | $7,393,200 | $— | $760,345 | Verified |
| 2021 | $38,700,000 | — | — | −$34,079,250 | $4,620,750 | $— | $761,362 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.2% | +3.2% | ~100% | Not available | Partial |
| 2025 | +4.4% | +4.4% | ~100% | Not available | Partial |
| 2024 | -18.7% | -18.7% | ~100% | 1.8400% | Verified |
| 2023 | +5.6% | +5.6% | ~100% | 1.6800% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -10.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.6% | -2.3% | -2.7% | +0.0% | 2023 | -8.8% | 2025 |
| Assessment Ratio | 100.0% | 46.6% | — | 100.0% | 2025 | 11.9% | 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 |
$705,833 | $703,690 | ~$617,637 | $761,362 | 2021 | $607,016 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$33,511,105 | ~$33,511,105 | ~2.0139% | ~$674,892 | -2.8% |
| 2027 | ~$32,559,993 | ~$32,559,993 | ~1.9814% | ~$645,140 | -5.6% |
| 2028 | ~$31,635,876 | ~$31,635,876 | ~1.9488% | ~$616,532 | -8.3% |
| 2029 | ~$30,737,987 | ~$30,737,987 | ~1.9163% | ~$589,029 | -10.9% |
| 2030 | ~$29,865,582 | ~$29,865,582 | ~1.8837% | ~$562,591 | -13.4% |
| 2026 | ~$32,821,305 | ~$32,821,305 | ~2.0465% | ~$671,683 | -4.8% |
| 2027 | ~$31,233,345 | ~$31,233,345 | ~2.0465% | ~$639,186 | -9.4% |
| 2028 | ~$29,722,214 | ~$29,722,214 | ~2.0465% | ~$608,261 | -13.8% |
| 2029 | ~$28,284,194 | ~$28,284,194 | ~2.0465% | ~$578,832 | -18.0% |
| 2030 | ~$26,915,749 | ~$26,915,749 | ~2.0465% | ~$550,827 | -22.0% |
| 2026 | ~$34,200,905 | ~$34,200,905 | ~1.9977% | ~$683,219 | -0.8% |
| 2027 | ~$33,914,234 | ~$33,914,234 | ~1.9488% | ~$660,934 | -1.7% |
| 2028 | ~$33,629,965 | ~$33,629,965 | ~1.9000% | ~$638,975 | -2.5% |
| 2029 | ~$33,348,079 | ~$33,348,079 | ~1.8512% | ~$617,338 | -3.3% |
| 2030 | ~$33,068,556 | ~$33,068,556 | ~1.8024% | ~$596,018 | -4.1% |
In 2025, this property's market value of $34,490,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 66× 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 | $34,490,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $37,800,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $38,500,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $38,500,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $38,700,000 | $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.