2800 SALADO ST TX 78705
| Owner | NIAZI CAMPUS PROPERTIES LLC |
|---|---|
| Parcel ID | 0215020210 |
| Short ID | 208132 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,191 SF |
| Land SF | 4,530 SF |
| Acres | 0.104 |
| Year Built | 1925 |
| Legal | 0.1040 AC OF OLT 67 DIVISION D |
| Neighborhood | Z40005 |
| Land | $495,215 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $495,215 |
| Improvement | $317,224 |
|---|---|
| Total Improvement | $317,224 |
| Market | $812,439 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $812,439 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $812,439 |
| Taxable Value | $812,439 |
|---|
Appreciation: Market value has risen +85.3% from $438,400 (2021) to $812,439 (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 (2022→2023), 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 $16,626. 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 61% of market value ($495,215 land vs $317,224 improvements), about $109/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $812,439, 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 $1,756,673 by 2030, with an estimated annual tax burden around $24,648. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,191 SF | ✗ |
| 1ST | 1st Floor | 1,543 SF | ✓ |
| 1/2 | Half Floor | 648 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 288 SF | ✗ |
| 061 | CARPORT ATT 1ST | 264 SF | ✗ |
| 522 | FIREPLACE | 4 SF | ✓ |
| 251 | BATHROOM | 3 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% | $7,516.69 | $7,516.69 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,257.32 | $4,257.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,053.51 | $3,053.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $958.86 | $958.86 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $840.06 | $840.06 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,626.44 | $16,626.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $727,055 | $812,439 | -10.5% |
| Assessed Value | $727,055 | $812,439 | -10.5% |
| Land Value | $495,215 | $495,215 | +0.0% |
| Improvement Value | $231,840 | $317,224 | -26.9% |
| Taxable Value | $727,055 | $812,439 | -10.5% |
| Total Tax 2026 = estimate |
~$14,879
Estimated
|
~$16,626
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $917,163 | $727,055 | -190,108 (-20.7%) |
| Taxable Value | $917,163 | $727,055 | -190,108 (-20.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $727,055 | $495,215 | $231,840 | — | $727,055 | $727,055 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $812,439 | $495,215 | $317,224 | — | $812,439 | $812,439 | ~$16,626 | Partial |
| 2024 | $756,181 | — | — | −$216,181 | $540,000 | $— | $15,359 | Verified |
| 2023 | $847,451 | — | — | −$307,451 | $540,000 | $— | $13,681 | Verified |
| 2022 | $575,522 | — | — | −$35,522 | $540,000 | $— | $16,737 | Verified |
| 2021 | $438,400 | — | — | −$87,400 | $351,000 | $— | $12,527 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.9% | +12.9% | ~100% | Not available | Partial |
| 2025 | +4.8% | +4.8% | ~100% | Not available | Partial |
| 2024 | +2.5% | +2.5% | ~100% | 1.9800% | Verified |
| 2023 | -10.8% | -10.8% | ~100% | 1.8100% | Verified |
| 2022 | +47.2% | +47.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +41.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.5% | +12.9% | +19.4% | +47.2% | 2023 | -10.8% | 2024 |
| Assessment Ratio | 100.0% | 84.8% | — | 100.0% | 2025 | 63.7% | 2023 |
| 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 |
$16,626 | $14,986 | ~$21,198 | $16,737 | 2022 | $12,527 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$947,918 | ~$893,683 | ~2.0139% | ~$17,998 | +16.7% |
| 2027 | ~$1,105,989 | ~$983,051 | ~1.9814% | ~$19,478 | +36.1% |
| 2028 | ~$1,290,420 | ~$1,081,356 | ~1.9488% | ~$21,074 | +58.8% |
| 2029 | ~$1,505,605 | ~$1,189,492 | ~1.9163% | ~$22,794 | +85.3% |
| 2030 | ~$1,756,673 | ~$1,308,441 | ~1.8837% | ~$24,648 | +116.2% |
| 2026 | ~$931,669 | ~$893,683 | ~2.0465% | ~$18,289 | +14.7% |
| 2027 | ~$1,068,397 | ~$983,051 | ~2.0465% | ~$20,118 | +31.5% |
| 2028 | ~$1,225,191 | ~$1,081,356 | ~2.0465% | ~$22,130 | +50.8% |
| 2029 | ~$1,404,995 | ~$1,189,492 | ~2.0465% | ~$24,343 | +72.9% |
| 2030 | ~$1,611,187 | ~$1,308,441 | ~2.0465% | ~$26,777 | +98.3% |
| 2026 | ~$964,167 | ~$893,683 | ~1.9977% | ~$17,853 | +18.7% |
| 2027 | ~$1,144,231 | ~$983,051 | ~1.9488% | ~$19,158 | +40.8% |
| 2028 | ~$1,357,923 | ~$1,081,356 | ~1.9000% | ~$20,546 | +67.1% |
| 2029 | ~$1,611,523 | ~$1,189,492 | ~1.8512% | ~$22,020 | +98.4% |
| 2030 | ~$1,912,485 | ~$1,308,441 | ~1.8024% | ~$23,583 | +135.4% |
In 2025, this property's market value of $812,439 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +56% above 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 | $812,439 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $756,181 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $847,451 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $575,522 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $438,400 | $300,453 | $376,850 | $539,896 | ↑ 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.