2819 SAN GABRIEL ST TX 78705
| Owner | LADDISON TEXAS LLC |
|---|---|
| Parcel ID | 0216010636 |
| Short ID | 210087 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,782 SF |
| Land SF | 12,689 SF |
| Acres | 0.291 |
| Year Built | 1954 |
| Legal | LOT 1&2 * LESS SE 44.6 X 29FT BLK 3 BYRNES JAMES SUBD |
| Neighborhood | Z40005 |
| Land | $823,673 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $823,673 |
| Improvement | $263,876 |
|---|---|
| Total Improvement | $263,876 |
| Market | $1,087,549 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,087,549 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,087,549 |
| Taxable Value | $1,087,549 |
|---|
Appreciation: Market value has risen +57.4% from $691,000 (2021) to $1,087,549 (2025), a CAGR of 12.0% 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 $22,257. 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 76% of market value ($823,673 land vs $263,876 improvements), about $65/SF of land. With value concentrated in the land under a ~72-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 $1,087,549, 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 +12.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,917,177 by 2030, with an estimated annual tax burden around $32,994. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,782 SF | ✗ |
| 1ST | 1st Floor | 1,391 SF | ✓ |
| 2ND | 2nd Floor | 1,391 SF | ✓ |
| 051 | CARPORT DET 1ST | 432 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 260 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 220 SF | ✗ |
| 612 | TERRACE UNCOVERD | 121 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% | $10,062.00 | $10,062.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,698.94 | $5,698.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,087.50 | $4,087.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,283.56 | $1,283.56 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,124.53 | $1,124.53 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $22,256.53 | $22,256.53 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,119,909 | $1,087,549 | +3.0% |
| Assessed Value | $1,119,909 | $1,087,549 | +3.0% |
| Land Value | $823,673 | $823,673 | +0.0% |
| Improvement Value | $296,236 | $263,876 | +12.3% |
| Taxable Value | $1,119,909 | $1,087,549 | +3.0% |
| Total Tax 2026 = estimate |
~$22,919
Estimated
|
~$22,257
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,329,900 | $1,119,909 | -209,991 (-15.8%) |
| Taxable Value | $1,305,059 | $1,119,909 | -185,150 (-14.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,119,909 | $823,673 | $296,236 | — | $1,119,909 | $1,119,909 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,087,549 | $823,673 | $263,876 | — | $1,087,549 | $1,087,549 | ~$22,257 | Partial |
| 2024 | $1,265,505 | — | — | −$365,505 | $900,000 | $— | $24,094 | Verified |
| 2023 | $1,406,098 | — | — | −$506,098 | $900,000 | $— | $22,896 | Verified |
| 2022 | $916,200 | — | — | −$16,200 | $900,000 | $— | $27,769 | Verified |
| 2021 | $691,000 | — | — | −$106,000 | $585,000 | $— | $19,943 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +22.3% | +20.0% | 98.1% | Not available | Partial |
| 2025 | -10.5% | -10.5% | ~100% | Not available | Partial |
| 2024 | -3.9% | -3.9% | ~100% | 1.9800% | Verified |
| 2023 | -18.2% | -18.2% | ~100% | 1.8100% | Verified |
| 2022 | +68.8% | +68.8% | ~100% | 1.8000% | Verified |
| 2021 | base year | — | ~100% | 2.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +18.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.0% | +13.0% | +11.4% | +53.5% | 2023 | -14.1% | 2025 |
| Assessment Ratio | 100.0% | 86.3% | — | 100.0% | 2025 | 64.0% | 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 |
$22,257 | $23,392 | ~$28,377 | $27,769 | 2022 | $19,943 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,218,124 | ~$1,196,304 | ~2.0139% | ~$24,093 | +12.0% |
| 2027 | ~$1,364,376 | ~$1,315,934 | ~1.9814% | ~$26,074 | +25.5% |
| 2028 | ~$1,528,188 | ~$1,447,528 | ~1.9488% | ~$28,210 | +40.5% |
| 2029 | ~$1,711,668 | ~$1,592,280 | ~1.9163% | ~$30,513 | +57.4% |
| 2030 | ~$1,917,177 | ~$1,751,509 | ~1.8837% | ~$32,994 | +76.3% |
| 2026 | ~$1,196,373 | ~$1,196,304 | ~2.0465% | ~$24,482 | +10.0% |
| 2027 | ~$1,316,087 | ~$1,315,934 | ~2.0465% | ~$26,930 | +21.0% |
| 2028 | ~$1,447,779 | ~$1,447,528 | ~2.0465% | ~$29,623 | +33.1% |
| 2029 | ~$1,592,649 | ~$1,592,280 | ~2.0465% | ~$32,586 | +46.4% |
| 2030 | ~$1,752,015 | ~$1,751,509 | ~2.0465% | ~$35,844 | +61.1% |
| 2026 | ~$1,239,875 | ~$1,196,304 | ~1.9977% | ~$23,898 | +14.0% |
| 2027 | ~$1,413,536 | ~$1,315,934 | ~1.9488% | ~$25,645 | +30.0% |
| 2028 | ~$1,611,522 | ~$1,447,528 | ~1.9000% | ~$27,503 | +48.2% |
| 2029 | ~$1,837,237 | ~$1,592,280 | ~1.8512% | ~$29,476 | +68.9% |
| 2030 | ~$2,094,567 | ~$1,751,509 | ~1.8024% | ~$31,569 | +92.6% |
In 2025, this property's market value of $1,087,549 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +109% 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 | $1,087,549 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,265,505 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,406,098 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $916,200 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $691,000 | $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.