610 W 31 1/2 ST TX 78705
| Owner | WEISFELD RONALD A & |
|---|---|
| Parcel ID | 0217020513 |
| Short ID | 211175 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,572 SF |
| Land SF | 9,262 SF |
| Acres | 0.213 |
| Year Built | 2017 |
| Legal | LOT 6 & E23FT LOT 5 BLK 12 OLT 75-76 DIV D GYPSY GROVE |
| Neighborhood | Z40005 |
| Land | $643,731 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $643,731 |
| Improvement | $661,133 |
|---|---|
| Total Improvement | $661,133 |
| Market | $1,304,864 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,304,864 |
| Value Limitation Adjustment (−) (homestead cap) | −$260,788 |
| Net Appraised (assessed) | $1,044,076 |
| Exemptions (−) (HS) | −$208,815 |
|---|---|
| Taxable Value | $835,261 |
Appreciation: Market value has risen +101.3% from $648,289 (2021) to $1,304,864 (2025), a CAGR of 19.1% 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 $17,093. Austin ISD is the largest single contributor, at 46.6% of the total 2025 levy.
Assessment Gap: Assessed value ($1,044,076) is $260,788 below market value, suggesting potential for an upward assessment in future years.
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 49% of market value ($643,731 land vs $661,133 improvements), about $70/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,304,864, 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 +19.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,128,319 by 2030, with an estimated annual tax burden around $31,675. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,572 SF | ✗ |
| 1ST | 1st Floor | 2,402 SF | ✓ |
| 2ND | 2nd Floor | 1,170 SF | ✓ |
| 051 | CARPORT DET 1ST | 441 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 168 SF | ✗ |
| 251 | BATHROOM | 6 SF | ✓ |
| 252 | BEDROOMS | 6 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% | $8,364.51 | $8,364.51 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,376.91 | $4,376.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,139.29 | $3,139.29 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,068.78 | $1,068.78 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $985.80 | $985.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,935.29 | $17,935.29 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,402,652 | $1,304,864 | +7.5% |
| Assessed Value | ~$1,148,484 | $1,044,076 | +10.0% |
| Land Value | $643,731 | $643,731 | +0.0% |
| Improvement Value | $758,921 | $661,133 | +14.8% |
| Taxable Value | ~$939,669 | $835,261 | +12.5% |
| Exemptions | HS | HS | |
| HS Cap Protection | ~-$254,168 | — | |
| Total Tax 2026 = estimate |
~$19,230
Estimated
|
~$17,935
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,402,652 | $1,402,652 | +0 (+0.0%) |
| Taxable Value | $1,300,333 | $939,669 | -360,664 (-27.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,402,652 | $643,731 | $758,921 | — | $1,402,652 | $1,300,333 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,304,864 | $643,731 | $661,133 | −$260,788 | $1,044,076 | $835,261 | ~$17,935 | Partial |
| 2024 | $1,781,127 | — | — | −$1,121,127 | $660,000 | $— | $16,085 | Verified |
| 2023 | $1,770,651 | — | — | −$1,050,651 | $720,000 | $— | $13,275 | Verified |
| 2022 | $1,061,941 | — | — | −$341,941 | $720,000 | $— | $13,905 | Verified |
| 2021 | $648,289 | — | — | −$180,289 | $468,000 | $— | $13,941 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.5% | +34.3% | ~100% | Not available | Partial |
| 2025 | -9.8% | +10.0% | 80.0% | Not available | Partial |
| 2024 | -18.8% | +10.0% | 65.6% | 1.1100% | Verified |
| 2023 | +0.6% | +10.0% | 48.4% | 0.7500% | Verified |
| 2022 | +66.7% | +10.0% | 44.3% | 0.7900% | Verified |
| 2021 | base year | — | 67.2% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +22.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.5% | +22.4% | +17.4% | +66.7% | 2023 | -26.7% | 2025 |
| Assessment Ratio | 100.0% | 66.3% | — | 100.0% | 2026 | 37.1% | 2024 |
| Effective Tax Rate (2025) | 1.3700% | 1.3700% | — | 1.3700% | 2025 | 1.3700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,935 | $15,028 | ~$27,242 | $17,935 | 2025 | $13,275 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,554,227 | ~$1,148,484 | ~2.0139% | ~$23,130 | +19.1% |
| 2027 | ~$1,851,244 | ~$1,263,332 | ~1.9814% | ~$25,032 | +41.9% |
| 2028 | ~$2,205,021 | ~$1,389,665 | ~1.9488% | ~$27,082 | +69.0% |
| 2029 | ~$2,626,406 | ~$1,528,632 | ~1.9163% | ~$29,293 | +101.3% |
| 2030 | ~$3,128,319 | ~$1,681,495 | ~1.8837% | ~$31,675 | +139.7% |
| 2026 | ~$1,528,130 | ~$1,148,484 | ~2.0465% | ~$23,504 | +17.1% |
| 2027 | ~$1,789,596 | ~$1,263,332 | ~2.0465% | ~$25,854 | +37.1% |
| 2028 | ~$2,095,801 | ~$1,389,665 | ~2.0465% | ~$28,439 | +60.6% |
| 2029 | ~$2,454,398 | ~$1,528,632 | ~2.0465% | ~$31,283 | +88.1% |
| 2030 | ~$2,874,351 | ~$1,681,495 | ~2.0465% | ~$34,412 | +120.3% |
| 2026 | ~$1,580,324 | ~$1,148,484 | ~1.9977% | ~$22,943 | +21.1% |
| 2027 | ~$1,913,935 | ~$1,263,332 | ~1.9488% | ~$24,620 | +46.7% |
| 2028 | ~$2,317,971 | ~$1,389,665 | ~1.9000% | ~$26,404 | +77.6% |
| 2029 | ~$2,807,301 | ~$1,528,632 | ~1.8512% | ~$28,298 | +115.1% |
| 2030 | ~$3,399,929 | ~$1,681,495 | ~1.8024% | ~$30,307 | +160.6% |
In 2025, this property's market value of $1,304,864 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +151% 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 | $1,304,864 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,781,127 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,770,651 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,061,941 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $648,289 | $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.