3105 CEDAR ST TX 78705
| Owner | TUTEN KATHRYN & TIMOTHY J |
|---|---|
| Parcel ID | 0216040617 |
| Short ID | 210211 |
| Type | Real |
| Use Code | 03 Triplex |
| Valuation | Income |
| Improvement SF | 2,429 SF |
| Land SF | 10,947 SF |
| Acres | 0.251 |
| Year Built | 1935 |
| Legal | LOT 3&4 BLK 11 OLT 33 DIV D FRUTH ADDN |
| Neighborhood | Z50005 |
| Land | $732,217 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $732,217 |
| Improvement | $239,945 |
|---|---|
| Total Improvement | $239,945 |
| Market | $972,162 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $972,162 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $972,162 |
| Taxable Value | $972,162 |
|---|
Appreciation: Market value has risen +57.5% from $617,236 (2021) to $972,162 (2025), a CAGR of 12.0% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $19,895. 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 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 75% of market value ($732,217 land vs $239,945 improvements), about $67/SF of land. With value concentrated in the land under a ~91-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 $972,162, 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 $1,715,331 by 2030, with an estimated annual tax burden around $29,493. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,869 SF | ✓ |
| 2ND | 2nd Floor | 560 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 112 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 107 SF | ✗ |
| 512 | DECK UNCOVRED | 54 SF | ✗ |
| 251 | BATHROOM | 4 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% | $8,994.44 | $8,994.44 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,094.29 | $5,094.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,653.82 | $3,653.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,147.37 | $1,147.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,005.22 | $1,005.22 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,895.14 | $19,895.14 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $913,486 | $972,162 | -6.0% |
| Assessed Value | $913,486 | $972,162 | -6.0% |
| Land Value | $732,217 | $732,217 | +0.0% |
| Improvement Value | $181,269 | $239,945 | -24.5% |
| Taxable Value | $913,486 | $972,162 | -6.0% |
| Total Tax 2026 = estimate |
~$18,694
Estimated
|
~$19,895
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,143,987 | $913,486 | -230,501 (-20.1%) |
| Taxable Value | $1,143,987 | $913,486 | -230,501 (-20.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $913,486 | $732,217 | $181,269 | — | $913,486 | $913,486 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $972,162 | $732,217 | $239,945 | — | $972,162 | $972,162 | ~$19,895 | Partial |
| 2024 | $850,099 | — | — | −$70,099 | $780,000 | $— | $17,836 | Verified |
| 2023 | $961,626 | — | — | −$451,626 | $510,000 | $— | $15,380 | Verified |
| 2022 | $748,963 | — | — | −$238,963 | $510,000 | $— | $18,991 | Verified |
| 2021 | $617,236 | — | — | −$107,236 | $510,000 | $— | $16,303 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.7% | +17.7% | ~100% | Not available | Partial |
| 2025 | +8.0% | +8.0% | ~100% | Not available | Partial |
| 2024 | +5.9% | +5.9% | ~100% | 1.9800% | Verified |
| 2023 | -11.6% | -11.6% | ~100% | 1.8100% | Verified |
| 2022 | +28.4% | +28.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.0% | +9.3% | +13.5% | +28.4% | 2023 | -11.6% | 2024 |
| Assessment Ratio | 100.0% | 82.6% | — | 100.0% | 2025 | 53.0% | 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 |
$19,895 | $17,681 | ~$25,366 | $19,895 | 2025 | $15,380 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,089,082 | ~$1,069,378 | ~2.0139% | ~$21,537 | +12.0% |
| 2027 | ~$1,220,063 | ~$1,176,316 | ~1.9814% | ~$23,307 | +25.5% |
| 2028 | ~$1,366,798 | ~$1,293,948 | ~1.9488% | ~$25,217 | +40.6% |
| 2029 | ~$1,531,179 | ~$1,423,342 | ~1.9163% | ~$27,275 | +57.5% |
| 2030 | ~$1,715,331 | ~$1,565,677 | ~1.8837% | ~$29,493 | +76.4% |
| 2026 | ~$1,069,639 | ~$1,069,378 | ~2.0465% | ~$21,885 | +10.0% |
| 2027 | ~$1,176,889 | ~$1,176,316 | ~2.0465% | ~$24,073 | +21.1% |
| 2028 | ~$1,294,893 | ~$1,293,948 | ~2.0465% | ~$26,480 | +33.2% |
| 2029 | ~$1,424,729 | ~$1,423,342 | ~2.0465% | ~$29,128 | +46.6% |
| 2030 | ~$1,567,583 | ~$1,565,677 | ~2.0465% | ~$32,041 | +61.2% |
| 2026 | ~$1,108,525 | ~$1,069,378 | ~1.9977% | ~$21,363 | +14.0% |
| 2027 | ~$1,264,015 | ~$1,176,316 | ~1.9488% | ~$22,925 | +30.0% |
| 2028 | ~$1,441,316 | ~$1,293,948 | ~1.9000% | ~$24,585 | +48.3% |
| 2029 | ~$1,643,486 | ~$1,423,342 | ~1.8512% | ~$26,349 | +69.1% |
| 2030 | ~$1,874,014 | ~$1,565,677 | ~1.8024% | ~$28,219 | +92.8% |
In 2025, this property's market value of $972,162 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +87% 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 | $972,162 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $850,099 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $961,626 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $748,963 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $617,236 | $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.