2610 SALADO ST TX 78705
| Owner | 2610 SALADO LLC |
|---|---|
| Parcel ID | 0215020105 |
| Short ID | 208067 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 16,922 SF |
| Land SF | 21,789 SF |
| Acres | 0.500 |
| Year Built | 1966 |
| Legal | LOT 10 OLT 60&64 DIV D GRAHAM SUBD |
| Neighborhood | 05WC |
| Land | $3,268,307 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,268,307 |
| Improvement | $195,406 |
|---|---|
| Total Improvement | $195,406 |
| Market | $3,463,713 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,463,713 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,463,713 |
| Taxable Value | $3,463,713 |
|---|
Appreciation: Market value has risen +85.2% from $1,870,315 (2021) to $3,463,713 (2025), a CAGR of 16.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 outpaced 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 $70,884. 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 94% of market value ($3,268,307 land vs $195,406 improvements), about $150/SF of land. With value concentrated in the land under a ~60-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 $3,463,713, 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 +16.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,483,001 by 2030, with an estimated annual tax burden around $105,082. 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 | 8,461 SF | ✓ |
| 2ND | 2nd Floor | 8,461 SF | ✓ |
| 551 | PAVED AREA | 4,800 SF | ✗ |
| 611 | TERRACE | 2,215 SF | ✗ |
| SO | Sketch Only | 1,640 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,010 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 842 SF | ✗ |
| 601 | POOL COMM'L | 408 SF | ✗ |
| 505 | BALCONY | 232 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 2 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 539 | FENCE FV | 1 SF | ✗ |
| 589 | STORAGE ATT FV | 1 SF | ✓ |
Market value changed by 120% in 2023, 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% | $32,046.27 | $32,046.27 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $18,150.44 | $18,150.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,018.19 | $13,018.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,087.98 | $4,087.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,581.48 | $3,581.48 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $70,884.36 | $70,884.36 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,471,125 | $3,463,713 | +0.2% |
| Assessed Value | $3,471,125 | $3,463,713 | +0.2% |
| Land Value | $3,268,307 | $3,268,307 | +0.0% |
| Improvement Value | $202,818 | $195,406 | +3.8% |
| Taxable Value | $3,471,125 | $3,463,713 | +0.2% |
| Total Tax 2026 = estimate |
~$71,036
Estimated
|
~$70,884
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,471,125 | $3,471,125 | +0 (+0.0%) |
| Taxable Value | $3,471,125 | $3,471,125 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,471,125 | $3,268,307 | $202,818 | — | $3,471,125 | $3,471,125 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,463,713 | $3,268,307 | $195,406 | — | $3,463,713 | $3,463,713 | ~$70,884 | Partial |
| 2024 | $3,623,182 | — | — | −$354,875 | $3,268,307 | $— | $68,687 | Verified |
| 2023 | $1,600,000 | — | — | — | $3,268,307 ! | $— | $65,552 | Verified |
| 2022 | $1,785,000 | — | — | −$967,950 | $817,050 | $— | $31,648 | Verified |
| 2021 | $1,870,315 | — | — | −$1,053,265 | $817,050 | $— | $38,854 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -0.1% | -0.1% | ~100% | Not available | Partial |
| 2024 | -4.3% | -4.3% | ~100% | 1.9800% | Verified |
| 2023 | +119.6% ! | +119.6% | ~100% | 1.8100% | Verified |
| 2022 | -7.6% | -7.6% | ~100% | 1.9200% | Verified |
| 2021 | base year | — | ~100% | 2.0800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +94.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +21.4% | +16.6% | +126.4% | 2024 | -10.4% | 2023 |
| Assessment Ratio | 100.0% | 97.3% | — | 204.3% | 2023 | 43.7% | 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 |
$70,884 | $55,125 | ~$90,376 | $70,884 | 2025 | $31,648 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,040,626 | ~$3,810,084 | ~2.0139% | ~$76,733 | +16.7% |
| 2027 | ~$4,713,630 | ~$4,191,093 | ~1.9814% | ~$83,042 | +36.1% |
| 2028 | ~$5,498,728 | ~$4,610,202 | ~1.9488% | ~$89,845 | +58.8% |
| 2029 | ~$6,414,592 | ~$5,071,222 | ~1.9163% | ~$97,179 | +85.2% |
| 2030 | ~$7,483,001 | ~$5,578,344 | ~1.8837% | ~$105,082 | +116.0% |
| 2026 | ~$3,971,352 | ~$3,810,084 | ~2.0465% | ~$77,973 | +14.7% |
| 2027 | ~$4,553,390 | ~$4,191,093 | ~2.0465% | ~$85,770 | +31.5% |
| 2028 | ~$5,220,731 | ~$4,610,202 | ~2.0465% | ~$94,347 | +50.7% |
| 2029 | ~$5,985,878 | ~$5,071,222 | ~2.0465% | ~$103,782 | +72.8% |
| 2030 | ~$6,863,163 | ~$5,578,344 | ~2.0465% | ~$114,160 | +98.1% |
| 2026 | ~$4,109,901 | ~$3,810,084 | ~1.9977% | ~$76,113 | +18.7% |
| 2027 | ~$4,876,640 | ~$4,191,093 | ~1.9488% | ~$81,678 | +40.8% |
| 2028 | ~$5,786,422 | ~$4,610,202 | ~1.9000% | ~$87,595 | +67.1% |
| 2029 | ~$6,865,933 | ~$5,071,222 | ~1.8512% | ~$93,878 | +98.2% |
| 2030 | ~$8,146,836 | ~$5,578,344 | ~1.8024% | ~$100,542 | +135.2% |
In 2025, this property's market value of $3,463,713 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 7× 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 | $3,463,713 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $3,623,182 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,600,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,785,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,870,315 | $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.