411 E 31 ST TX 78705
| Owner | 411 31ST LLC |
|---|---|
| Parcel ID | 0215050411 |
| Short ID | 208469 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 4,170 SF |
| Land SF | 7,371 SF |
| Acres | 0.169 |
| Year Built | 2004 |
| Legal | N 90FT OF LOT 10 BLK 1 DIV D GROOMS ADDN ABS 310 SUR 10 * 90 X 22FT AV GRAY T |
| Neighborhood | Z50005 |
| Land | $562,822 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $562,822 |
| Improvement | $739,293 |
|---|---|
| Total Improvement | $739,293 |
| Market | $1,302,115 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,302,115 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,302,115 |
| Taxable Value | $1,302,115 |
|---|
Appreciation: Market value has risen +54.5% from $843,000 (2021) to $1,302,115 (2025), a CAGR of 11.5% 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 $26,648. 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 43% of market value ($562,822 land vs $739,293 improvements), about $76/SF of land. Most value sits in the improvements, so building condition, age (~22 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,302,115, 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 +11.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,242,211 by 2030, with an estimated annual tax burden around $39,503. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,170 SF | ✗ |
| 1ST | 1st Floor | 2,253 SF | ✓ |
| 2ND | 2nd Floor | 1,917 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 800 SF | ✓ |
| 581 | STORAGE ATT | 420 SF | ✓ |
| 061 | CARPORT ATT 1ST | 400 SF | ✗ |
| 512 | DECK UNCOVRED | 394 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 66 SF | ✗ |
| 612 | TERRACE UNCOVERD | 66 SF | ✗ |
| 251 | BATHROOM | 5 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% | $12,047.17 | $12,047.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,823.30 | $6,823.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,893.93 | $4,893.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,536.80 | $1,536.80 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,346.39 | $1,346.39 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $26,647.59 | $26,647.59 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,206,782 | $1,302,115 | -7.3% |
| Assessed Value | $1,206,782 | $1,302,115 | -7.3% |
| Land Value | $562,822 | $562,822 | +0.0% |
| Improvement Value | $643,960 | $739,293 | -12.9% |
| Taxable Value | $1,206,782 | $1,302,115 | -7.3% |
| Total Tax 2026 = estimate |
~$24,697
Estimated
|
~$26,648
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,414,750 | $1,206,782 | -207,968 (-14.7%) |
| Taxable Value | $1,414,750 | $1,206,782 | -207,968 (-14.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,206,782 | $562,822 | $643,960 | — | $1,206,782 | $1,206,782 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,302,115 | $562,822 | $739,293 | — | $1,302,115 | $1,302,115 | ~$26,648 | Partial |
| 2024 | $1,962,588 | — | — | −$1,362,588 | $600,000 | $— | $29,266 | Verified |
| 2023 | $1,943,476 | — | — | −$1,518,476 | $425,000 | $— | $35,508 | Verified |
| 2022 | $1,233,800 | — | — | −$808,800 | $425,000 | $— | $38,382 | Verified |
| 2021 | $843,000 | — | — | −$418,000 | $425,000 | $— | $26,856 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.7% | +8.7% | ~100% | Not available | Partial |
| 2025 | -11.8% | -11.8% | ~100% | Not available | Partial |
| 2024 | -24.8% | -24.8% | ~100% | 1.9800% | Verified |
| 2023 | +1.0% | +1.0% | ~100% | 1.8100% | Verified |
| 2022 | +57.5% | +57.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.3% | +12.8% | +13.2% | +57.5% | 2023 | -33.7% | 2025 |
| Assessment Ratio | 100.0% | 56.2% | — | 100.0% | 2025 | 21.9% | 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 |
$26,648 | $31,332 | ~$33,975 | $38,382 | 2022 | $26,648 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,451,626 | ~$1,432,326 | ~2.0139% | ~$28,846 | +11.5% |
| 2027 | ~$1,618,304 | ~$1,575,559 | ~1.9814% | ~$31,218 | +24.3% |
| 2028 | ~$1,804,121 | ~$1,733,115 | ~1.9488% | ~$33,776 | +38.6% |
| 2029 | ~$2,011,273 | ~$1,906,427 | ~1.9163% | ~$36,533 | +54.5% |
| 2030 | ~$2,242,211 | ~$2,097,069 | ~1.8837% | ~$39,503 | +72.2% |
| 2026 | ~$1,425,584 | ~$1,425,584 | ~2.0465% | ~$29,174 | +9.5% |
| 2027 | ~$1,560,760 | ~$1,560,760 | ~2.0465% | ~$31,941 | +19.9% |
| 2028 | ~$1,708,754 | ~$1,708,754 | ~2.0465% | ~$34,969 | +31.2% |
| 2029 | ~$1,870,781 | ~$1,870,781 | ~2.0465% | ~$38,285 | +43.7% |
| 2030 | ~$2,048,172 | ~$2,048,172 | ~2.0465% | ~$41,916 | +57.3% |
| 2026 | ~$1,477,668 | ~$1,432,326 | ~1.9977% | ~$28,613 | +13.5% |
| 2027 | ~$1,676,890 | ~$1,575,559 | ~1.9488% | ~$30,705 | +28.8% |
| 2028 | ~$1,902,972 | ~$1,733,115 | ~1.9000% | ~$32,929 | +46.1% |
| 2029 | ~$2,159,534 | ~$1,906,427 | ~1.8512% | ~$35,292 | +65.8% |
| 2030 | ~$2,450,686 | ~$2,097,069 | ~1.8024% | ~$37,797 | +88.2% |
In 2025, this property's market value of $1,302,115 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +151% 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 | $1,302,115 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,962,588 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,943,476 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,233,800 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $843,000 | $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.