400 E 34 ST TX 78705
| Owner | SCHREIB RICHARD F & |
|---|---|
| Parcel ID | 0217060717 |
| Short ID | 211585 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,718 SF |
| Land SF | 7,236 SF |
| Acres | 0.166 |
| Year Built | 1927 |
| Legal | LOT 13 BLK 9 SECOND RESUB OF LTS 8 TO 14 BLK 9 GROOMS ADDN |
| Neighborhood | Z50005 |
| Land | $559,670 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $559,670 |
| Improvement | $386,091 |
|---|---|
| Total Improvement | $386,091 |
| Market | $945,761 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $945,761 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $945,761 |
| Exemptions (−) (HS,OV65) | −$332,372 |
|---|---|
| Taxable Value | $613,389 |
Appreciation: Market value has risen +56.0% from $606,232 (2021) to $945,761 (2025), a CAGR of 11.8% 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 $12,553. Austin ISD is the largest single contributor, at 45.4% 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 59% of market value ($559,670 land vs $386,091 improvements), about $77/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $945,761, 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 +11.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,648,958 by 2030, with an estimated annual tax burden around $28,692. 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 | 2,718 SF | ✗ |
| 1ST | 1st Floor | 1,280 SF | ✓ |
| 2ND | 2nd Floor | 1,150 SF | ✓ |
| FBSMT | Finished Basement | 288 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 160 SF | ✗ |
| 251 | BATHROOM | 5 SF | ✓ |
| 252 | BEDROOMS | 5 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% | $5,500.04 | $5,500.04 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,958.65 | $2,958.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,305.39 | $2,305.39 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $688.52 | $688.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $674.39 | $674.39 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,126.99 | $12,126.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,038,589 | $945,761 | +9.8% |
| Assessed Value | $1,038,589 | $945,761 | +9.8% |
| Land Value | $559,670 | $559,670 | +0.0% |
| Improvement Value | $478,919 | $386,091 | +24.0% |
| Taxable Value | $1,038,589 | $613,389 | +69.3% |
| Exemptions | — | HS,OV65 | |
| Total Tax 2026 = estimate |
~$21,255
Estimated
|
~$12,127
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,038,589 | $1,038,589 | +0 (+0.0%) |
| Taxable Value | $1,038,589 | $1,038,589 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,038,589 | $559,670 | $478,919 | — | $1,038,589 | $1,038,589 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $945,761 | $559,670 | $386,091 | — | $945,761 | $613,389 | ~$12,127 | Partial |
| 2024 | $1,164,076 | — | — | −$564,076 | $600,000 | $— | $13,736 | Verified |
| 2023 | $1,111,282 | — | — | −$686,282 | $425,000 | $— | $13,164 | Verified |
| 2022 | $845,439 | — | — | −$420,439 | $425,000 | $— | $14,590 | Verified |
| 2021 | $606,232 | — | — | −$181,232 | $425,000 | $— | $14,779 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.8% | +9.8% | ~100% | Not available | Partial |
| 2025 | -10.4% | -10.4% | ~100% | Not available | Partial |
| 2024 | -9.3% | +3.2% | ~100% | 1.3000% | Verified |
| 2023 | +4.8% | +10.0% | 87.9% | 1.1300% | Verified |
| 2022 | +31.4% | +10.0% | 83.7% | 1.3100% | Verified |
| 2021 | base year | — | ~100% | 2.4400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.8% | +13.3% | +9.8% | +39.5% | 2022 | -18.8% | 2025 |
| Assessment Ratio | 100.0% | 68.4% | — | 100.0% | 2025 | 38.2% | 2023 |
| Effective Tax Rate (2025) | 1.2800% | 1.2800% | — | 1.2800% | 2025 | 1.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$12,127 | $13,679 | ~$24,677 | $14,779 | 2021 | $12,127 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,056,981 | ~$1,040,337 | ~2.0139% | ~$20,952 | +11.8% |
| 2027 | ~$1,181,280 | ~$1,144,371 | ~1.9814% | ~$22,674 | +24.9% |
| 2028 | ~$1,320,196 | ~$1,258,808 | ~1.9488% | ~$24,532 | +39.6% |
| 2029 | ~$1,475,448 | ~$1,384,689 | ~1.9163% | ~$26,535 | +56.0% |
| 2030 | ~$1,648,958 | ~$1,523,158 | ~1.8837% | ~$28,692 | +74.4% |
| 2026 | ~$1,038,065 | ~$1,038,065 | ~2.0465% | ~$21,244 | +9.8% |
| 2027 | ~$1,139,379 | ~$1,139,379 | ~2.0465% | ~$23,317 | +20.5% |
| 2028 | ~$1,250,580 | ~$1,250,580 | ~2.0465% | ~$25,593 | +32.2% |
| 2029 | ~$1,372,634 | ~$1,372,634 | ~2.0465% | ~$28,091 | +45.1% |
| 2030 | ~$1,506,600 | ~$1,506,600 | ~2.0465% | ~$30,832 | +59.3% |
| 2026 | ~$1,075,896 | ~$1,040,337 | ~1.9977% | ~$20,782 | +13.8% |
| 2027 | ~$1,223,937 | ~$1,144,371 | ~1.9488% | ~$22,302 | +29.4% |
| 2028 | ~$1,392,348 | ~$1,258,808 | ~1.9000% | ~$23,918 | +47.2% |
| 2029 | ~$1,583,933 | ~$1,384,689 | ~1.8512% | ~$25,633 | +67.5% |
| 2030 | ~$1,801,879 | ~$1,523,158 | ~1.8024% | ~$27,453 | +90.5% |
In 2025, this property's market value of $945,761 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +82% 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 | $945,761 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,164,076 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,111,282 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $845,439 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $606,232 | $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.