2909 BEANNA ST TX 78705
| Owner | GARZA-KODACK LTD |
|---|---|
| Parcel ID | 0215060605 |
| Short ID | 208789 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,320 SF |
| Land SF | 6,345 SF |
| Acres | 0.146 |
| Year Built | 1933 |
| Legal | LOT 4 OLT 5 DIV C UNIVERSITY PARK SUBD |
| Neighborhood | Z64005 |
| Land | $531,044 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $531,044 |
| Improvement | $2,956 |
|---|---|
| Total Improvement | $2,956 |
| Market | $534,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $534,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $534,000 |
| Taxable Value | $534,000 |
|---|
Appreciation: Market value has risen +20.0% from $445,145 (2021) to $534,000 (2025), a CAGR of 4.7% over 4 years. This represents moderate, steady growth. 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 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 $10,928. 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 99% of market value ($531,044 land vs $2,956 improvements), about $84/SF of land. With value concentrated in the land under a ~93-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 $534,000, 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 +4.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $670,411 by 2030, with an estimated annual tax burden around $12,629. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,320 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,320 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 48 SF | ✗ |
| 251 | BATHROOM | 2 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% | $4,940.57 | $4,940.57 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,798.25 | $2,798.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,007.01 | $2,007.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $630.24 | $630.24 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $552.16 | $552.16 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $10,928.23 | $10,928.23 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $475,688 | $534,000 | -10.9% |
| Assessed Value | $475,688 | $534,000 | -10.9% |
| Land Value | $327,088 | $531,044 | -38.4% |
| Improvement Value | $148,600 | $2,956 | +4927.1% |
| Taxable Value | $475,688 | $534,000 | -10.9% |
| Total Tax 2026 = estimate |
~$9,735
Estimated
|
~$10,928
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $587,983 | $475,688 | -112,295 (-19.1%) |
| Taxable Value | $587,983 | $475,688 | -112,295 (-19.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $475,688 | $327,088 | $148,600 | — | $475,688 | $475,688 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $534,000 | $531,044 | $2,956 | — | $534,000 | $534,000 | ~$10,928 | Partial |
| 2024 | $587,606 | — | — | — | $587,606 | $— | $11,645 | Verified |
| 2023 | $618,340 | — | — | −$268,340 | $350,000 | $— | $10,631 | Verified |
| 2022 | $500,000 | — | — | −$150,000 | $350,000 | $— | $12,212 | Verified |
| 2021 | $445,145 | — | — | −$120,145 | $325,000 | $— | $10,883 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.1% | +10.1% | ~100% | Not available | Partial |
| 2025 | -9.1% | -9.1% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | -5.0% | -5.0% | ~100% | 1.8100% | Verified |
| 2022 | +23.7% | +23.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.9% | +2.2% | +7.2% | +23.7% | 2023 | -10.9% | 2026 |
| Assessment Ratio | 100.0% | 83.3% | — | 100.0% | 2024 | 56.6% | 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 |
$10,928 | $11,260 | ~$11,936 | $12,212 | 2022 | $10,631 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$558,858 | ~$558,858 | ~2.0139% | ~$11,255 | +4.7% |
| 2027 | ~$584,872 | ~$584,872 | ~1.9814% | ~$11,589 | +9.5% |
| 2028 | ~$612,098 | ~$612,098 | ~1.9488% | ~$11,929 | +14.6% |
| 2029 | ~$640,591 | ~$640,591 | ~1.9163% | ~$12,276 | +20.0% |
| 2030 | ~$670,411 | ~$670,411 | ~1.8837% | ~$12,629 | +25.5% |
| 2026 | ~$548,178 | ~$548,178 | ~2.0465% | ~$11,218 | +2.7% |
| 2027 | ~$562,732 | ~$562,732 | ~2.0465% | ~$11,516 | +5.4% |
| 2028 | ~$577,672 | ~$577,672 | ~2.0465% | ~$11,822 | +8.2% |
| 2029 | ~$593,009 | ~$593,009 | ~2.0465% | ~$12,136 | +11.1% |
| 2030 | ~$608,754 | ~$608,754 | ~2.0465% | ~$12,458 | +14.0% |
| 2026 | ~$569,538 | ~$569,538 | ~1.9977% | ~$11,377 | +6.7% |
| 2027 | ~$607,440 | ~$607,440 | ~1.9488% | ~$11,838 | +13.8% |
| 2028 | ~$647,865 | ~$647,865 | ~1.9000% | ~$12,310 | +21.3% |
| 2029 | ~$690,981 | ~$690,981 | ~1.8512% | ~$12,791 | +29.4% |
| 2030 | ~$736,965 | ~$736,965 | ~1.8024% | ~$13,283 | +38.0% |
In 2025, this property's market value of $534,000 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +3% 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 | $534,000 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $587,606 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $618,340 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $500,000 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $445,145 | $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.