2841 SAN GABRIEL ST TX 78705
| Owner | SOOFIANI ARASH |
|---|---|
| Parcel ID | 0216010707 |
| Short ID | 210111 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 4,464 SF |
| Land SF | 6,450 SF |
| Acres | 0.148 |
| Year Built | 1961 |
| Legal | LOT 8 BLK 4 OLT 70 DIV D BYRNES JAMES SUBD |
| Neighborhood | Z40005 |
| Land | $541,333 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $541,333 |
| Improvement | $645,975 |
|---|---|
| Total Improvement | $645,975 |
| Market | $1,187,308 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,187,308 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,187,308 |
| Taxable Value | $1,187,308 |
|---|
Appreciation: Market value has risen +140.3% from $494,000 (2021) to $1,187,308 (2025), a CAGR of 24.5% 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 $24,298. 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 46% of market value ($541,333 land vs $645,975 improvements), about $84/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,187,308, 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 +24.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,553,112 by 2030, with an estimated annual tax burden around $36,020. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,464 SF | ✗ |
| 2ND | 2nd Floor | 2,232 SF | ✓ |
| 1ST | 1st Floor | 2,232 SF | ✓ |
| 512 | DECK UNCOVRED | 748 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 40 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 160% in 2022, 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% | $10,984.97 | $10,984.97 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,221.70 | $6,221.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,462.44 | $4,462.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,401.30 | $1,401.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,227.68 | $1,227.68 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,298.09 | $24,298.09 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,188,434 | $1,187,308 | +0.1% |
| Assessed Value | $1,188,434 | $1,187,308 | +0.1% |
| Land Value | $541,333 | $541,333 | +0.0% |
| Improvement Value | $647,101 | $645,975 | +0.2% |
| Taxable Value | $1,188,434 | $1,187,308 | +0.1% |
| Total Tax 2026 = estimate |
~$24,321
Estimated
|
~$24,298
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,393,240 | $1,188,434 | -204,806 (-14.7%) |
| Taxable Value | $1,393,240 | $1,188,434 | -204,806 (-14.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,188,434 | $541,333 | $647,101 | — | $1,188,434 | $1,188,434 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,187,308 | $541,333 | $645,975 | — | $1,187,308 | $1,187,308 | ~$24,298 | Partial |
| 2024 | $1,539,813 | — | — | −$939,813 | $600,000 | $— | $31,640 | Verified |
| 2023 | $1,716,688 | — | — | −$1,116,688 | $600,000 | $— | $27,859 | Verified |
| 2022 | $659,000 | — | — | −$59,000 | $600,000 | $— | $33,903 | Verified |
| 2021 | $494,000 | — | — | −$104,000 | $390,000 | $— | $14,344 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.3% | +17.3% | ~100% | Not available | Partial |
| 2025 | -25.6% | -25.6% | ~100% | Not available | Partial |
| 2024 | +3.7% | +3.7% | ~100% | 1.9800% | Verified |
| 2023 | -10.3% | -10.3% | ~100% | 1.8100% | Verified |
| 2022 | +160.5% ! | +160.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.9000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +80.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +32.2% | +24.5% | +160.5% | 2023 | -22.9% | 2025 |
| Assessment Ratio | 100.0% | 74.0% | — | 100.0% | 2025 | 35.0% | 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 |
$24,298 | $26,409 | ~$30,980 | $33,903 | 2022 | $14,344 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,478,334 | ~$1,306,039 | ~2.0139% | ~$26,303 | +24.5% |
| 2027 | ~$1,840,694 | ~$1,436,643 | ~1.9814% | ~$28,465 | +55.0% |
| 2028 | ~$2,291,874 | ~$1,580,307 | ~1.9488% | ~$30,798 | +93.0% |
| 2029 | ~$2,853,644 | ~$1,738,338 | ~1.9163% | ~$33,312 | +140.3% |
| 2030 | ~$3,553,112 | ~$1,912,171 | ~1.8837% | ~$36,020 | +199.3% |
| 2026 | ~$1,454,588 | ~$1,306,039 | ~2.0465% | ~$26,728 | +22.5% |
| 2027 | ~$1,782,036 | ~$1,436,643 | ~2.0465% | ~$29,401 | +50.1% |
| 2028 | ~$2,183,197 | ~$1,580,307 | ~2.0465% | ~$32,341 | +83.9% |
| 2029 | ~$2,674,665 | ~$1,738,338 | ~2.0465% | ~$35,575 | +125.3% |
| 2030 | ~$3,276,769 | ~$1,912,171 | ~2.0465% | ~$39,132 | +176.0% |
| 2026 | ~$1,502,080 | ~$1,306,039 | ~1.9977% | ~$26,090 | +26.5% |
| 2027 | ~$1,900,302 | ~$1,436,643 | ~1.9488% | ~$27,998 | +60.1% |
| 2028 | ~$2,404,099 | ~$1,580,307 | ~1.9000% | ~$30,026 | +102.5% |
| 2029 | ~$3,041,459 | ~$1,738,338 | ~1.8512% | ~$32,180 | +156.2% |
| 2030 | ~$3,847,793 | ~$1,912,171 | ~1.8024% | ~$34,464 | +224.1% |
In 2025, this property's market value of $1,187,308 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +128% 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 | $1,187,308 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,539,813 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,716,688 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $659,000 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $494,000 | $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.