3008 CEDAR ST TX 78705
| Owner | MONTAUCIEL CEDAR THIRTYONE REALTY LLC |
|---|---|
| Parcel ID | 0216041102 |
| Short ID | 210363 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 4,120 SF |
| Land SF | 12,760 SF |
| Acres | 0.293 |
| Year Built | 1953 |
| Legal | LOT 9-10 BLK 7 OLT 73 DIV D PLUS 1/2 ADJ VAC ALLEY FRUTH ADDN |
| Neighborhood | 05WC1 |
| Land | $1,276,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,276,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,240,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,240,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,240,000 |
| Taxable Value | $1,240,000 |
|---|
Appreciation: Market value has fallen -5.6% from $1,313,280 (2021) to $1,240,000 (2025), a CAGR of -1.4% over 4 years. Growth has been relatively flat for this asset class. 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 $25,376. 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 103% of market value ($1,276,000 land vs $0 improvements), about $100/SF of land. With value concentrated in the land under a ~73-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 $1,240,000, 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 -1.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,154,123 by 2030, with an estimated annual tax burden around $21,741. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,068 SF | ✓ |
| 2ND | 2nd Floor | 2,052 SF | ✓ |
| SO | Sketch Only | 1,017 SF | ✗ |
| 591 | MASONRY TRIM SF | 500 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 456 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 456 SF | ✗ |
| 071 | OBS HEAT WALL | 35 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 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% | $11,472.48 | $11,472.48 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,497.81 | $6,497.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,660.48 | $4,660.48 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,463.49 | $1,463.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,282.16 | $1,282.16 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $25,376.42 | $25,376.42 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,237,500 | $1,240,000 | -0.2% |
| Assessed Value | $1,237,500 | $1,240,000 | -0.2% |
| Land Value | $1,276,000 | $1,276,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,237,500 | $1,240,000 | -0.2% |
| Total Tax 2026 = estimate |
~$25,325
Estimated
|
~$25,376
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,524,400 | $1,237,500 | -286,900 (-18.8%) |
| Taxable Value | $1,488,000 | $1,237,500 | -250,500 (-16.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,237,500 | $1,276,000 | — | — | $1,237,500 | $1,237,500 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,240,000 | $1,276,000 | — | — | $1,240,000 | $1,240,000 | ~$25,376 | Partial |
| 2024 | $1,221,901 | — | — | — | $1,258,660 ! | $— | $23,841 | Verified |
| 2023 | $1,206,582 | — | — | — | $1,221,901 ! | $— | $22,107 | Verified |
| 2022 | $1,313,280 | — | — | −$356,280 | $957,000 | $— | $23,829 | Verified |
| 2021 | $1,313,280 | — | — | −$356,280 | $957,000 | $— | $28,586 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +22.9% | +20.0% | 97.6% | Not available | Partial |
| 2025 | -1.5% | -1.5% | ~100% | Not available | Partial |
| 2024 | +3.0% | +3.0% | ~100% | 1.8900% | Verified |
| 2023 | +1.3% | +1.3% | ~100% | 1.8100% | Verified |
| 2022 | -8.1% | -8.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -5.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.2% | -1.1% | -1.4% | +1.5% | 2025 | -8.1% | 2023 |
| Assessment Ratio | 100.0% | 91.7% | — | 103.0% | 2024 | 72.9% | 2021 |
| 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 |
$25,376 | $24,748 | ~$23,163 | $28,586 | 2021 | $22,107 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,222,328 | ~$1,222,328 | ~2.0139% | ~$24,617 | -1.4% |
| 2027 | ~$1,204,908 | ~$1,204,908 | ~1.9814% | ~$23,874 | -2.8% |
| 2028 | ~$1,187,736 | ~$1,187,736 | ~1.9488% | ~$23,147 | -4.2% |
| 2029 | ~$1,170,809 | ~$1,170,809 | ~1.9163% | ~$22,436 | -5.6% |
| 2030 | ~$1,154,123 | ~$1,154,123 | ~1.8837% | ~$21,741 | -6.9% |
| 2026 | ~$1,197,528 | ~$1,197,528 | ~2.0465% | ~$24,507 | -3.4% |
| 2027 | ~$1,156,511 | ~$1,156,511 | ~2.0465% | ~$23,668 | -6.7% |
| 2028 | ~$1,116,898 | ~$1,116,898 | ~2.0465% | ~$22,857 | -9.9% |
| 2029 | ~$1,078,643 | ~$1,078,643 | ~2.0465% | ~$22,074 | -13.0% |
| 2030 | ~$1,041,698 | ~$1,041,698 | ~2.0465% | ~$21,318 | -16.0% |
| 2026 | ~$1,247,128 | ~$1,247,128 | ~1.9977% | ~$24,913 | +0.6% |
| 2027 | ~$1,254,297 | ~$1,254,297 | ~1.9488% | ~$24,444 | +1.2% |
| 2028 | ~$1,261,507 | ~$1,261,507 | ~1.9000% | ~$23,969 | +1.7% |
| 2029 | ~$1,268,759 | ~$1,268,759 | ~1.8512% | ~$23,487 | +2.3% |
| 2030 | ~$1,276,052 | ~$1,276,052 | ~1.8024% | ~$22,999 | +2.9% |
In 2025, this property's market value of $1,240,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +139% 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 | $1,240,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,221,901 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,206,582 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,313,280 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,313,280 | $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.