2904 SWISHER ST TX 78705
| Owner | MC OAKS AUSTIN LLC |
|---|---|
| Parcel ID | 0214071201 |
| Short ID | 206950 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 33,060 SF |
| Land SF | 27,647 SF |
| Acres | 0.635 |
| Year Built | 1970 |
| Legal | LOT 28-32 & .10 ACR OF LOT 27 OLT 23 DIV C FISCHER ADDN |
| Neighborhood | 06WC2 |
| Land | $4,147,050 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,147,050 |
| Improvement | $5,974,035 |
|---|---|
| Total Improvement | $5,974,035 |
| Market | $10,121,085 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $10,121,085 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $10,121,085 |
| Taxable Value | $10,121,085 |
|---|
Appreciation: Market value has risen +15.5% from $8,760,900 (2021) to $10,121,085 (2025), a CAGR of 3.7% 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 $207,126. 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 41% of market value ($4,147,050 land vs $5,974,035 improvements), about $150/SF of land. Most value sits in the improvements, so building condition, age (~56 yrs), and rent roll drive the underwriting.
Submarket Position: At $10,121,085, 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 +3.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,122,020 by 2030, with an estimated annual tax burden around $228,348. 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.
19 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 45,685 SF | ✗ |
| 3RD | 3rd Floor | 14,237 SF | ✓ |
| 2ND | 2nd Floor | 13,769 SF | ✓ |
| 487 | PARKING UNDER | 9,440 SF | ✓ |
| 1ST | 1st Floor | 5,054 SF | ✓ |
| 611 | TERRACE | 3,844 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,786 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 1,744 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,361 SF | ✗ |
| 601 | POOL COMM'L | 640 SF | ✗ |
| 511 | DECK | 576 SF | ✗ |
| MISC | Miscellaneous | 2 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 172 | SHOWER STALL AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 303 | STAIRWAYS FV | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +4,698 |
| Travis County | 0.3444% | 0.3758% | +3,178 |
| Austin ISD | 0.9505% | 0.9252% | -2,561 |
| Travis Central Health | 0.1080% | 0.1180% | +1,018 |
| Austin Community College | 0.1013% | 0.1034% | +213 |
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% | $93,640.28 | $71,240.41 | $22,399.87 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $53,036.21 | $40,349.31 | $12,686.90 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $38,039.59 | $28,940.06 | $9,099.53 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $11,945.21 | $9,087.77 | $2,857.44 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $10,465.20 | $7,961.80 | $2,503.40 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $207,126.49 | $157,579.35 | $49,547.14 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $10,277,415 | $10,121,085 | +1.5% |
| Assessed Value | $10,277,415 | $10,121,085 | +1.5% |
| Land Value | $4,147,050 | $4,147,050 | +0.0% |
| Improvement Value | $6,130,365 | $5,974,035 | +2.6% |
| Taxable Value | $10,277,415 | $10,121,085 | +1.5% |
| Total Tax 2026 = estimate |
~$210,326
Estimated
|
$207,126 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $12,353,420 | $10,277,415 | -2,076,005 (-16.8%) |
| Taxable Value | $12,353,420 | $10,277,415 | -2,076,005 (-16.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $10,277,415 | $4,147,050 | $6,130,365 | — | $10,277,415 | $10,277,415 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $10,121,085 | $4,147,050 | $5,974,035 | — | $10,121,085 | $10,121,085 | $207,126 | Verified |
| 2024 | $7,550,000 | — | — | −$3,402,950 | $4,147,050 | $— | $213,924 | Verified |
| 2023 | $8,000,000 | — | — | −$3,852,950 | $4,147,050 | $— | $137,223 | Verified |
| 2022 | $6,625,000 | — | — | −$4,413,240 | $2,211,760 | $— | $157,994 | Verified |
| 2021 | $8,760,900 | — | — | −$6,549,140 | $2,211,760 | $— | $144,205 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +22.1% | +22.1% | ~100% | Not available | Partial |
| 2025 | -6.2% | -6.2% | ~100% | 2.0500% | Verified |
| 2024 | +31.9% | +31.9% | ~100% | 1.9800% | Verified |
| 2023 | +2.3% | +2.3% | ~100% | 1.6800% | Verified |
| 2022 | -19.3% | -19.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.6500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.5% | +5.3% | +3.4% | +34.1% | 2025 | -24.4% | 2022 |
| Assessment Ratio | 100.0% | 60.9% | — | 100.0% | 2025 | 25.2% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $207,126 | $172,095 | ~$219,813 | $213,924 | 2024 | $137,223 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$10,492,927 | ~$10,492,927 | ~2.0139% | ~$211,321 | +3.7% |
| 2027 | ~$10,878,431 | ~$10,878,431 | ~1.9814% | ~$215,544 | +7.5% |
| 2028 | ~$11,278,097 | ~$11,278,097 | ~1.9488% | ~$219,792 | +11.4% |
| 2029 | ~$11,692,447 | ~$11,692,447 | ~1.9163% | ~$224,061 | +15.5% |
| 2030 | ~$12,122,020 | ~$12,122,020 | ~1.8837% | ~$228,348 | +19.8% |
| 2026 | ~$10,290,505 | ~$10,290,505 | ~2.0465% | ~$210,594 | +1.7% |
| 2027 | ~$10,462,762 | ~$10,462,762 | ~2.0465% | ~$214,119 | +3.4% |
| 2028 | ~$10,637,902 | ~$10,637,902 | ~2.0465% | ~$217,703 | +5.1% |
| 2029 | ~$10,815,974 | ~$10,815,974 | ~2.0465% | ~$221,347 | +6.9% |
| 2030 | ~$10,997,026 | ~$10,997,026 | ~2.0465% | ~$225,052 | +8.7% |
| 2026 | ~$10,695,349 | ~$10,695,349 | ~1.9977% | ~$213,657 | +5.7% |
| 2027 | ~$11,302,196 | ~$11,302,196 | ~1.9488% | ~$220,262 | +11.7% |
| 2028 | ~$11,943,476 | ~$11,943,476 | ~1.9000% | ~$226,928 | +18.0% |
| 2029 | ~$12,621,141 | ~$12,621,141 | ~1.8512% | ~$233,642 | +24.7% |
| 2030 | ~$13,337,256 | ~$13,337,256 | ~1.8024% | ~$240,387 | +31.8% |
In 2025, this property's market value of $10,121,085 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 19× 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 | $10,121,085 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $7,550,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $8,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $6,625,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $8,760,900 | $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.