2811 SALADO ST TX 78705
| Owner | 2811 SALADO LLC |
|---|---|
| Parcel ID | 0215020404 |
| Short ID | 208154 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,904 SF |
| Land SF | 6,875 SF |
| Acres | 0.158 |
| Year Built | 1920 |
| Legal | 50 X 137.5FT OLT 67 DIVISION D |
| Neighborhood | Z40005 |
| Land | $551,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $551,250 |
| Improvement | $493,656 |
|---|---|
| Total Improvement | $493,656 |
| Market | $1,044,906 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,044,906 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,044,906 |
| Taxable Value | $1,044,906 |
|---|
Appreciation: Market value has risen +106.0% from $507,137 (2021) to $1,044,906 (2025), a CAGR of 19.8% 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 $21,384. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 53% of market value ($551,250 land vs $493,656 improvements), about $80/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,044,906, 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 +19.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,579,391 by 2030, with an estimated annual tax burden around $31,700. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,904 SF | ✗ |
| 1ST | 1st Floor | 1,952 SF | ✓ |
| 2ND | 2nd Floor | 1,952 SF | ✓ |
| 612 | TERRACE UNCOVERD | 48 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 40 SF | ✗ |
| 251 | BATHROOM | 2 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% | $9,667.47 | $9,667.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,475.49 | $5,475.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,927.23 | $3,927.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,233.23 | $1,233.23 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,080.43 | $1,080.43 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,383.85 | $21,383.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,311,000 | $1,044,906 | +25.5% |
| Assessed Value | $1,253,887 | $1,044,906 | +20.0% |
| Land Value | $826,875 | $551,250 | +50.0% |
| Improvement Value | $484,125 | $493,656 | -1.9% |
| Taxable Value | $1,253,887 | $1,044,906 | +20.0% |
| HS Cap Loss | -$57,113 | — | |
| Total Tax 2026 = estimate |
~$25,661
Estimated
|
~$21,384
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,311,000 | $1,311,000 | +0 (+0.0%) |
| Taxable Value | $1,253,887 | $1,253,887 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,311,000 | $826,875 | $484,125 | −$57,113 | $1,253,887 | $1,253,887 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,044,906 | $551,250 | $493,656 | — | $1,044,906 | $1,044,906 | ~$21,384 | Partial |
| 2024 | $1,392,771 | — | — | −$792,771 | $600,000 | $— | $21,534 | Verified |
| 2023 | $1,418,513 | — | — | −$818,513 | $600,000 | $— | $25,199 | Verified |
| 2022 | $815,105 | — | — | −$215,105 | $600,000 | $— | $28,015 | Verified |
| 2021 | $507,137 | — | — | −$117,137 | $390,000 | $— | $17,742 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +25.5% | +20.0% | 95.6% | Not available | Partial |
| 2025 | -3.8% | -3.8% | ~100% | Not available | Partial |
| 2024 | -22.0% | -22.0% | ~100% | 1.9800% | Verified |
| 2023 | -1.8% | -1.8% | ~100% | 1.8100% | Verified |
| 2022 | +74.0% | +74.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.5000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +28.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +25.5% | +26.7% | +14.9% | +74.0% | 2023 | -25.0% | 2025 |
| Assessment Ratio | 95.6% | 71.9% | — | 100.0% | 2025 | 42.3% | 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 |
$21,384 | $22,775 | ~$27,264 | $28,015 | 2022 | $17,742 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,251,887 | ~$1,149,397 | ~2.0139% | ~$23,148 | +19.8% |
| 2027 | ~$1,499,869 | ~$1,264,336 | ~1.9814% | ~$25,051 | +43.5% |
| 2028 | ~$1,796,971 | ~$1,390,770 | ~1.9488% | ~$27,104 | +72.0% |
| 2029 | ~$2,152,926 | ~$1,529,847 | ~1.9163% | ~$29,316 | +106.0% |
| 2030 | ~$2,579,391 | ~$1,682,832 | ~1.8837% | ~$31,700 | +146.9% |
| 2026 | ~$1,230,989 | ~$1,149,397 | ~2.0465% | ~$23,522 | +17.8% |
| 2027 | ~$1,450,211 | ~$1,264,336 | ~2.0465% | ~$25,874 | +38.8% |
| 2028 | ~$1,708,473 | ~$1,390,770 | ~2.0465% | ~$28,462 | +63.5% |
| 2029 | ~$2,012,728 | ~$1,529,847 | ~2.0465% | ~$31,308 | +92.6% |
| 2030 | ~$2,371,167 | ~$1,682,832 | ~2.0465% | ~$34,439 | +126.9% |
| 2026 | ~$1,272,785 | ~$1,149,397 | ~1.9977% | ~$22,961 | +21.8% |
| 2027 | ~$1,550,362 | ~$1,264,336 | ~1.9488% | ~$24,640 | +48.4% |
| 2028 | ~$1,888,474 | ~$1,390,770 | ~1.9000% | ~$26,425 | +80.7% |
| 2029 | ~$2,300,324 | ~$1,529,847 | ~1.8512% | ~$28,320 | +120.1% |
| 2030 | ~$2,801,992 | ~$1,682,832 | ~1.8024% | ~$30,331 | +168.2% |
In 2025, this property's market value of $1,044,906 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +101% 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 | $1,044,906 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,392,771 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,418,513 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $815,105 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $507,137 | $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.