3103 WEST AVE TX 78705
| Owner | CANDU VENTURES LLC SERIES C |
|---|---|
| Parcel ID | 0217020416 |
| Short ID | 211161 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,159 SF |
| Land SF | 14,400 SF |
| Acres | 0.331 |
| Year Built | 1920 |
| Legal | 50% OF N 75FT LOT 1-4 BLK 1 OLT 75 DIV D RESUB LOT 11-12 SMYTH ADDN |
| Neighborhood | Z50005 |
| Land | $913,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $913,500 |
| Improvement | $406,500 |
|---|---|
| Total Improvement | $406,500 |
| Market | $1,320,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,320,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,320,000 |
| Taxable Value | $1,320,000 |
|---|
Appreciation: Market value has risen +214.3% from $420,045 (2021) to $1,320,000 (2025), a CAGR of 33.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 $27,014. 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 69% of market value ($913,500 land vs $406,500 improvements), about $63/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,320,000, 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 +33.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,522,956 by 2030, with an estimated annual tax burden around $40,046. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,620 SF | ✓ |
| 2ND | 2nd Floor | 1,539 SF | ✓ |
| 031 | GARAGE DET 1ST F | 480 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 376 SF | ✗ |
| 051 | CARPORT DET 1ST | 280 SF | ✗ |
| 581 | STORAGE ATT | 20 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 2 SF | ✓ |
Market value changed by 133% 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% | $12,212.64 | $12,212.64 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,917.02 | $6,917.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,961.15 | $4,961.15 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,557.90 | $1,557.90 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,364.88 | $1,364.88 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $27,013.59 | $27,013.59 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,275,024 | $1,320,000 | -3.4% |
| Assessed Value | $1,275,024 | $1,320,000 | -3.4% |
| Land Value | $913,500 | $913,500 | +0.0% |
| Improvement Value | $361,524 | $406,500 | -11.1% |
| Taxable Value | $1,275,024 | $1,320,000 | -3.4% |
| Total Tax 2026 = estimate |
~$26,093
Estimated
|
~$27,014
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,494,753 | $1,275,024 | -219,729 (-14.7%) |
| Taxable Value | $1,494,753 | $1,275,024 | -219,729 (-14.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,275,024 | $913,500 | $361,524 | — | $1,275,024 | $1,275,024 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,320,000 | $913,500 | $406,500 | — | $1,320,000 | $1,320,000 | ~$27,014 | Partial |
| 2024 | $1,149,384 | — | — | −$129,384 | $1,020,000 | $— | $27,270 | Verified |
| 2023 | $1,300,174 | — | — | −$705,174 | $595,000 | $— | $20,795 | Verified |
| 2022 | $1,018,800 | — | — | −$423,800 | $595,000 | $— | $25,677 | Verified |
| 2021 | $420,045 | — | — | −$122,545 | $297,500 | $— | $22,973 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.2% | +13.2% | ~100% | Not available | Partial |
| 2025 | -4.1% | -4.1% | ~100% | Not available | Partial |
| 2024 | +19.7% | +19.7% | ~100% | 1.9800% | Verified |
| 2023 | -11.6% | -11.6% | ~100% | 1.8100% | Verified |
| 2022 | +133.3% ! | +181.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | 82.9% | 5.4700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +136.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.4% | +34.0% | +34.1% | +142.5% | 2022 | -11.6% | 2024 |
| Assessment Ratio | 100.0% | 77.3% | — | 100.0% | 2025 | 45.8% | 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 |
$27,014 | $24,746 | ~$34,442 | $27,270 | 2024 | $20,795 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,757,492 | ~$1,452,000 | ~2.0139% | ~$29,242 | +33.1% |
| 2027 | ~$2,339,985 | ~$1,597,200 | ~1.9814% | ~$31,647 | +77.3% |
| 2028 | ~$3,115,534 | ~$1,756,920 | ~1.9488% | ~$34,240 | +136.0% |
| 2029 | ~$4,148,127 | ~$1,932,612 | ~1.9163% | ~$37,034 | +214.3% |
| 2030 | ~$5,522,956 | ~$2,125,873 | ~1.8837% | ~$40,046 | +318.4% |
| 2026 | ~$1,731,092 | ~$1,452,000 | ~2.0465% | ~$29,715 | +31.1% |
| 2027 | ~$2,270,213 | ~$1,597,200 | ~2.0465% | ~$32,686 | +72.0% |
| 2028 | ~$2,977,234 | ~$1,756,920 | ~2.0465% | ~$35,955 | +125.5% |
| 2029 | ~$3,904,444 | ~$1,932,612 | ~2.0465% | ~$39,551 | +195.8% |
| 2030 | ~$5,120,419 | ~$2,125,873 | ~2.0465% | ~$43,506 | +287.9% |
| 2026 | ~$1,783,892 | ~$1,452,000 | ~1.9977% | ~$29,006 | +35.1% |
| 2027 | ~$2,410,812 | ~$1,597,200 | ~1.9488% | ~$31,127 | +82.6% |
| 2028 | ~$3,258,053 | ~$1,756,920 | ~1.9000% | ~$33,382 | +146.8% |
| 2029 | ~$4,403,042 | ~$1,932,612 | ~1.8512% | ~$35,776 | +233.6% |
| 2030 | ~$5,950,419 | ~$2,125,873 | ~1.8024% | ~$38,316 | +350.8% |
In 2025, this property's market value of $1,320,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +154% 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 | $1,320,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,149,384 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,300,174 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,018,800 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $420,045 | $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.