2704 SALADO ST TX 78705
| Owner | JF PLAZA LLC |
|---|---|
| Parcel ID | 0215020109 |
| Short ID | 208070 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 17,096 SF |
| Land SF | 17,037 SF |
| Acres | 0.391 |
| Year Built | 1972 |
| Legal | N 51FT AV LOT 6 * & ADJ 50.67 X 171FT OLT 60&64 DIV D GRAHAM SUBD |
| Neighborhood | 05WC |
| Land | $2,555,550 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,555,550 |
| Improvement | $2,231,330 |
|---|---|
| Total Improvement | $2,231,330 |
| Market | $4,786,880 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,786,880 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,786,880 |
| Taxable Value | $4,786,880 |
|---|
Appreciation: Market value has risen +30.2% from $3,676,449 (2021) to $4,786,880 (2025), a CAGR of 6.8% over 4 years. This represents moderate, steady growth. 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 $97,963. 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 53% of market value ($2,555,550 land vs $2,231,330 improvements), about $150/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $4,786,880, 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 +6.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,657,827 by 2030, with an estimated annual tax burden around $125,416. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 6,972 SF | ✓ |
| 2ND | 2nd Floor | 6,972 SF | ✓ |
| 3RD | 3rd Floor | 3,152 SF | ✓ |
| 061C | CARPORT ATT 1ST COMM | 3,056 SF | ✗ |
| 551 | PAVED AREA | 2,560 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 904 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 848 SF | ✗ |
| 591 | MASONRY TRIM SF | 700 SF | ✗ |
| 581C | STORAGE ATT COMM | 600 SF | ✓ |
| SO | Sketch Only | 600 SF | ✗ |
| 611 | TERRACE | 504 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 408 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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% | $44,288.21 | $44,288.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $25,084.06 | $25,084.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $17,991.25 | $17,991.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,649.62 | $5,649.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,949.63 | $4,949.63 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $97,962.77 | $97,962.77 | Paid |
| 2026 Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | — | $4,786,880 | — |
| Assessed Value | — | $4,786,880 | — |
| Land Value | — | $2,555,550 | — |
| Improvement Value | — | $2,231,330 | — |
| Taxable Value | — | $4,786,880 | — |
| Total Tax | Pending certification |
~$97,963
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2025 | $4,786,880 | $2,555,550 | $2,231,330 | — | $4,786,880 | $4,786,880 | ~$97,963 | Partial |
| 2024 | $4,017,560 | — | — | −$1,462,010 | $2,555,550 | $— | $84,703 | Verified |
| 2023 | $3,676,449 | — | — | −$1,120,899 | $2,555,550 | $— | $72,688 | Verified |
| 2022 | $3,676,449 | — | — | −$2,483,859 | $1,192,590 | $— | $72,607 | Verified |
| 2021 | $3,676,449 | — | — | −$2,483,859 | $1,192,590 | $— | $80,024 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2025 | +12.0% | +12.0% | ~100% | Not available | Partial |
| 2024 | +6.4% | +6.4% | ~100% | 1.9800% | Verified |
| 2023 | +2.2% | +2.2% | ~100% | 1.8100% | Verified |
| 2022 | +7.0% | +7.0% | ~100% | 1.8500% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +30.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +19.1% | +7.1% | +6.8% | +19.1% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 59.6% | — | 100.0% | 2025 | 32.4% | 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 |
$97,963 | $81,597 | ~$113,954 | $97,963 | 2025 | $72,607 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,113,386 | ~$5,113,386 | ~2.0139% | ~$102,980 | +6.8% |
| 2027 | ~$5,462,162 | ~$5,462,162 | ~1.9814% | ~$108,227 | +14.1% |
| 2028 | ~$5,834,727 | ~$5,834,727 | ~1.9488% | ~$113,709 | +21.9% |
| 2029 | ~$6,232,704 | ~$6,232,704 | ~1.9163% | ~$119,437 | +30.2% |
| 2030 | ~$6,657,827 | ~$6,657,827 | ~1.8837% | ~$125,416 | +39.1% |
| 2026 | ~$5,017,648 | ~$5,017,648 | ~2.0465% | ~$102,685 | +4.8% |
| 2027 | ~$5,259,541 | ~$5,259,541 | ~2.0465% | ~$107,636 | +9.9% |
| 2028 | ~$5,513,095 | ~$5,513,095 | ~2.0465% | ~$112,825 | +15.2% |
| 2029 | ~$5,778,873 | ~$5,778,873 | ~2.0465% | ~$118,264 | +20.7% |
| 2030 | ~$6,057,463 | ~$6,057,463 | ~2.0465% | ~$123,965 | +26.5% |
| 2026 | ~$5,209,123 | ~$5,209,123 | ~1.9977% | ~$104,061 | +8.8% |
| 2027 | ~$5,668,612 | ~$5,668,612 | ~1.9488% | ~$110,472 | +18.4% |
| 2028 | ~$6,168,631 | ~$6,168,631 | ~1.9000% | ~$117,205 | +28.9% |
| 2029 | ~$6,712,756 | ~$6,712,756 | ~1.8512% | ~$124,266 | +40.2% |
| 2030 | ~$7,304,878 | ~$7,304,878 | ~1.8024% | ~$131,661 | +52.6% |
In 2025, this property's market value of $4,786,880 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 9× 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 | $4,786,880 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $4,017,560 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $3,676,449 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $3,676,449 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,676,449 | $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.