2816 SAN PEDRO ST TX 78705
| Owner | DC+CJ 2816 SAN PEDRO LLC |
|---|---|
| Parcel ID | 0216010615 |
| Short ID | 210072 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 14,837 SF |
| Land SF | 16,335 SF |
| Acres | 0.375 |
| Year Built | 2024 |
| Legal | E175.4 FT AV OF LOT 5 OLT 66 DIV D GRAHAM SUBD |
| Neighborhood | Z4000 |
| Land | $1,633,450 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,633,450 |
| Improvement | $287,120 |
|---|---|
| Total Improvement | $287,120 |
| Market | $1,920,570 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,920,570 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,920,570 |
| Taxable Value | $1,920,570 |
|---|
Appreciation: Market value has risen +92.1% from $1,000,000 (2021) to $1,920,570 (2025), a CAGR of 17.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 $39,304. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($314,834, ~16.4% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
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 85% of market value ($1,633,450 land vs $287,120 improvements), about $100/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,920,570, 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 +17.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,342,280 by 2030, with an estimated annual tax burden around $58,266. 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.
17 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 18,684 SF | ✗ |
| 2ND | 2nd Floor | 5,068 SF | ✓ |
| 3RD | 3rd Floor | 5,068 SF | ✓ |
| 1ST | 1st Floor | 4,701 SF | ✓ |
| 4TH | 4th Floor | 3,847 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 1,496 SF | ✗ |
| 051 | CARPORT DET 1ST | 675 SF | ✗ |
| 013 | PORCH OPEN 3RD F | 667 SF | ✗ |
| 014 | PORCH OPEN 4TH F | 667 SF | ✗ |
| 581 | STORAGE ATT | 91 SF | ✓ |
| 251 | BATHROOM | 38 SF | ✓ |
| 252 | BEDROOMS | 36 SF | ✓ |
| 250 | HALF BATHROOM | 4 SF | ✓ |
| 410 | OUTDOOR KITCHEN | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 2 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| 477 | ELEVATOR RES | 1 SF | ✓ |
Market value changed by 277% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $17,769.11 | $17,769.11 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,064.11 | $10,064.11 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,218.37 | $7,218.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,266.71 | $2,266.71 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,985.87 | $1,985.87 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $39,304.17 | $39,304.17 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,696,630 | $1,920,570 | +248.7% |
| Assessed Value | $6,696,630 | $1,920,570 | +248.7% |
| Land Value | $1,633,450 | $1,633,450 | +0.0% |
| Improvement Value | $5,063,180 | $287,120 | +1663.4% |
| Taxable Value | $6,696,630 | $1,920,570 | +248.7% |
| HS Cap Loss | — | -$314,834 (2024) | |
| Total Tax 2026 = estimate |
~$137,046
Estimated
|
~$39,304
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,232,360 | $6,696,630 | -535,730 (-7.4%) |
| Taxable Value | $2,304,684 | $6,696,630 | +4,391,946 (+190.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,696,630 | $1,633,450 | $5,063,180 | — | $6,696,630 | $6,696,630 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,920,570 | $1,633,450 | $287,120 | — | $1,920,570 | $1,920,570 | ~$39,304 | Partial |
| 2024 | $1,683,132 | — | — | −$543,132 | $1,140,000 | $— | $28,832 | Verified |
| 2023 | $1,350,000 | — | — | −$210,000 | $1,140,000 | $— | $30,452 | Verified |
| 2022 | $1,315,483 | — | — | −$175,483 | $1,140,000 | $— | $26,661 | Verified |
| 2021 | $1,000,000 | — | — | −$259,000 | $741,000 | $— | $28,634 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +276.6% ! | +20.0% | 31.9% | Not available | Partial |
| 2025 | +32.0% | +32.0% | ~100% | Not available | Partial |
| 2024 | -13.6% | -13.6% | ~100% | 1.9800% | Verified |
| 2023 | +24.7% | +24.7% | ~100% | 1.8100% | Verified |
| 2022 | +2.6% | +2.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +46.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +248.7% | +64.3% | +0.9% | +248.7% | 2026 | +2.6% | 2023 |
| Assessment Ratio | 100.0% | 85.5% | — | 100.0% | 2025 | 67.7% | 2024 |
| 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 |
$39,304 | $30,777 | ~$50,112 | $39,304 | 2025 | $26,661 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,260,933 | ~$2,112,627 | ~2.0139% | ~$42,547 | +17.7% |
| 2027 | ~$2,661,615 | ~$2,323,890 | ~1.9814% | ~$46,045 | +38.6% |
| 2028 | ~$3,133,306 | ~$2,556,279 | ~1.9488% | ~$49,818 | +63.1% |
| 2029 | ~$3,688,589 | ~$2,811,907 | ~1.9163% | ~$53,884 | +92.1% |
| 2030 | ~$4,342,280 | ~$3,093,097 | ~1.8837% | ~$58,266 | +126.1% |
| 2026 | ~$2,222,522 | ~$2,112,627 | ~2.0465% | ~$43,235 | +15.7% |
| 2027 | ~$2,571,946 | ~$2,323,890 | ~2.0465% | ~$47,558 | +33.9% |
| 2028 | ~$2,976,306 | ~$2,556,279 | ~2.0465% | ~$52,314 | +55.0% |
| 2029 | ~$3,444,241 | ~$2,811,907 | ~2.0465% | ~$57,545 | +79.3% |
| 2030 | ~$3,985,743 | ~$3,093,097 | ~2.0465% | ~$63,300 | +107.5% |
| 2026 | ~$2,299,344 | ~$2,112,627 | ~1.9977% | ~$42,203 | +19.7% |
| 2027 | ~$2,752,820 | ~$2,323,890 | ~1.9488% | ~$45,289 | +43.3% |
| 2028 | ~$3,295,731 | ~$2,556,279 | ~1.9000% | ~$48,570 | +71.6% |
| 2029 | ~$3,945,714 | ~$2,811,907 | ~1.8512% | ~$52,054 | +105.4% |
| 2030 | ~$4,723,887 | ~$3,093,097 | ~1.8024% | ~$55,749 | +146.0% |
In 2025, this property's market value of $1,920,570 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 4× 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 | $1,920,570 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,683,132 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,350,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,315,483 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,000,000 | $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.