2809 HEMPHILL PARK TX 78705
| Owner | GABRYSHAK JASON J |
|---|---|
| Parcel ID | 0215030121 |
| Short ID | 208387 |
| Type | Real |
| Use Code | 03 Triplex |
| Valuation | Income |
| Improvement SF | 980 SF |
| Land SF | 5,227 SF |
| Acres | 0.120 |
| Year Built | 1965 |
| Legal | S 50FT OF N 129FT OF W 1/2 OF LOT 10 BLK 13 OLT 13 DIV D WHITIS SUBD |
| Neighborhood | Z50005 |
| Land | $512,234 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $512,234 |
| Improvement | $127,433 |
|---|---|
| Total Improvement | $127,433 |
| Market | $639,667 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $639,667 |
| Value Limitation Adjustment (−) (homestead cap) | −$34,667 |
| Net Appraised (assessed) | $605,000 |
| Exemptions (−) (HS) | −$121,000 |
|---|---|
| Taxable Value | $484,000 |
Appreciation: Market value has risen +45.2% from $440,621 (2021) to $639,667 (2025), a CAGR of 9.8% 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 $9,905. Austin ISD is the largest single contributor, at 43.7% of the total 2025 levy.
Assessment Gap: Assessed value ($605,000) is $34,667 below market value, suggesting potential for an upward assessment in future years.
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 80% of market value ($512,234 land vs $127,433 improvements), about $98/SF of land. With value concentrated in the land under a ~61-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 $639,667, this parcel sits in the upper-middle (50th–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 +9.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,019,330 by 2030, with an estimated annual tax burden around $18,354. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 980 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 980 SF | ✗ |
| UBSMT | Unfinished Basement | 180 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 98 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% | $4,302.18 | $4,302.18 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,536.24 | $2,536.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,819.09 | $1,819.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $619.31 | $619.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $571.23 | $571.23 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $9,848.05 | $9,848.05 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $581,500 | $639,667 | -9.1% |
| Assessed Value | $581,500 | $605,000 | -3.9% |
| Land Value | $512,234 | $512,234 | +0.0% |
| Improvement Value | $69,266 | $127,433 | -45.6% |
| Taxable Value | $465,200 | $484,000 | -3.9% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$9,520
Estimated
|
~$9,848
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $723,608 | $581,500 | -142,108 (-19.6%) |
| Taxable Value | $532,400 | $465,200 | -67,200 (-12.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $581,500 | $512,234 | $69,266 | — | $581,500 | $465,200 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $639,667 | $512,234 | $127,433 | −$34,667 | $605,000 | $484,000 | ~$9,848 | Partial |
| 2024 | $531,093 | — | — | −$51,093 | $480,000 | $— | $8,921 | Verified |
| 2023 | $600,768 | — | — | −$260,768 | $340,000 | $— | $7,691 | Verified |
| 2022 | $431,422 | — | — | −$91,422 | $340,000 | $— | $8,134 | Verified |
| 2021 | $440,621 | — | — | −$100,621 | $340,000 | $— | $8,248 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.1% | +10.0% | 92.0% | Not available | Partial |
| 2025 | +16.3% | +10.0% | 94.6% | Not available | Partial |
| 2024 | +3.6% | +5.4% | ~100% | 1.6200% | Verified |
| 2023 | -11.6% | +10.0% | 98.3% | 1.4500% | Verified |
| 2022 | +39.3% | +10.0% | 79.0% | 1.3500% | Verified |
| 2021 | base year | — | ~100% | 1.8700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +48.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.1% | +7.4% | +12.0% | +39.3% | 2023 | -11.6% | 2024 |
| Assessment Ratio | 100.0% | 82.9% | — | 100.0% | 2026 | 56.6% | 2023 |
| Effective Tax Rate (2025) | 1.5400% | 1.5400% | — | 1.5400% | 2025 | 1.5400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,848 | $8,568 | ~$15,786 | $9,848 | 2025 | $7,691 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$702,144 | ~$665,500 | ~2.0139% | ~$13,403 | +9.8% |
| 2027 | ~$770,723 | ~$732,050 | ~1.9814% | ~$14,505 | +20.5% |
| 2028 | ~$846,000 | ~$805,255 | ~1.9488% | ~$15,693 | +32.3% |
| 2029 | ~$928,630 | ~$885,781 | ~1.9163% | ~$16,974 | +45.2% |
| 2030 | ~$1,019,330 | ~$974,359 | ~1.8837% | ~$18,354 | +59.4% |
| 2026 | ~$689,351 | ~$665,500 | ~2.0465% | ~$13,619 | +7.8% |
| 2027 | ~$742,893 | ~$732,050 | ~2.0465% | ~$14,981 | +16.1% |
| 2028 | ~$800,594 | ~$800,594 | ~2.0465% | ~$16,384 | +25.2% |
| 2029 | ~$862,777 | ~$862,777 | ~2.0465% | ~$17,657 | +34.9% |
| 2030 | ~$929,790 | ~$929,790 | ~2.0465% | ~$19,028 | +45.4% |
| 2026 | ~$714,937 | ~$665,500 | ~1.9977% | ~$13,294 | +11.8% |
| 2027 | ~$799,065 | ~$732,050 | ~1.9488% | ~$14,266 | +24.9% |
| 2028 | ~$893,091 | ~$805,255 | ~1.9000% | ~$15,300 | +39.6% |
| 2029 | ~$998,182 | ~$885,781 | ~1.8512% | ~$16,398 | +56.0% |
| 2030 | ~$1,115,639 | ~$974,359 | ~1.8024% | ~$17,562 | +74.4% |
In 2025, this property's market value of $639,667 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +23% 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 | $639,667 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $531,093 | $467,458 | $564,615 | $848,565 | ↓ Below median | -6.3% |
| 2023 | $600,768 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $431,422 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $440,621 | $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.