610 W 32 ST TX
| Owner | CARROLL J SPEED |
|---|---|
| Parcel ID | 0218031813 |
| Short ID | 212752 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,152 SF |
| Land SF | 12,297 SF |
| Acres | 0.282 |
| Year Built | 1907 |
| Legal | LOT 5&6 BLK 10 OLT 75-76 DIV D GYPSY GROVE |
| Neighborhood | Z40005 |
| Land | $803,105 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $803,105 |
| Improvement | $236,798 |
|---|---|
| Total Improvement | $236,798 |
| Market | $1,039,903 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,039,903 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,039,903 |
| Taxable Value | $1,039,903 |
|---|
Appreciation: Market value has risen +54.1% from $675,010 (2021) to $1,039,903 (2025), a CAGR of 11.4% 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 $21,281. 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 77% of market value ($803,105 land vs $236,798 improvements), about $65/SF of land. With value concentrated in the land under a ~119-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 $1,039,903, 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 +11.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,784,827 by 2030, with an estimated annual tax burden around $31,548. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,152 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,152 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 535 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 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% | $9,621.18 | $9,621.18 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,449.27 | $5,449.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,908.42 | $3,908.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,227.32 | $1,227.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,075.26 | $1,075.26 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,281.45 | $21,281.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $950,000 | $1,039,903 | -8.6% |
| Assessed Value | $950,000 | $1,039,903 | -8.6% |
| Land Value | $803,105 | $803,105 | +0.0% |
| Improvement Value | $146,895 | $236,798 | -38.0% |
| Taxable Value | $950,000 | $1,039,903 | -8.6% |
| Total Tax 2026 = estimate |
~$19,442
Estimated
|
~$21,281
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,219,200 | $950,000 | -269,200 (-22.1%) |
| Taxable Value | $1,219,200 | $950,000 | -269,200 (-22.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $950,000 | $803,105 | $146,895 | — | $950,000 | $950,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,039,903 | $803,105 | $236,798 | — | $1,039,903 | $1,039,903 | ~$21,281 | Partial |
| 2024 | $1,033,838 | — | — | −$133,838 | $900,000 | $— | $21,305 | Verified |
| 2023 | $1,158,621 | — | — | −$258,621 | $900,000 | $— | $18,705 | Verified |
| 2022 | $777,711 | — | — | — | $900,000 ! | $— | $22,882 | Verified |
| 2021 | $675,010 | — | — | −$90,010 | $585,000 | $— | $16,928 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.2% | +17.2% | ~100% | Not available | Partial |
| 2025 | -3.3% | -3.3% | ~100% | Not available | Partial |
| 2024 | +4.0% | +4.0% | ~100% | 1.9800% | Verified |
| 2023 | -10.8% | -10.8% | ~100% | 1.8100% | Verified |
| 2022 | +49.0% | +49.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.6% | +9.1% | +13.5% | +49.0% | 2023 | -10.8% | 2024 |
| Assessment Ratio | 100.0% | 94.5% | — | 115.7% | 2022 | 77.7% | 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 |
$21,281 | $20,220 | ~$27,133 | $22,882 | 2022 | $16,928 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,158,547 | ~$1,143,893 | ~2.0139% | ~$23,037 | +11.4% |
| 2027 | ~$1,290,726 | ~$1,258,283 | ~1.9814% | ~$24,931 | +24.1% |
| 2028 | ~$1,437,986 | ~$1,384,111 | ~1.9488% | ~$26,974 | +38.3% |
| 2029 | ~$1,602,048 | ~$1,522,522 | ~1.9163% | ~$29,176 | +54.1% |
| 2030 | ~$1,784,827 | ~$1,674,774 | ~1.8837% | ~$31,548 | +71.6% |
| 2026 | ~$1,137,748 | ~$1,137,748 | ~2.0465% | ~$23,284 | +9.4% |
| 2027 | ~$1,244,800 | ~$1,244,800 | ~2.0465% | ~$25,475 | +19.7% |
| 2028 | ~$1,361,925 | ~$1,361,925 | ~2.0465% | ~$27,872 | +31.0% |
| 2029 | ~$1,490,070 | ~$1,490,070 | ~2.0465% | ~$30,494 | +43.3% |
| 2030 | ~$1,630,272 | ~$1,630,272 | ~2.0465% | ~$33,363 | +56.8% |
| 2026 | ~$1,179,345 | ~$1,143,893 | ~1.9977% | ~$22,851 | +13.4% |
| 2027 | ~$1,337,484 | ~$1,258,283 | ~1.9488% | ~$24,522 | +28.6% |
| 2028 | ~$1,516,829 | ~$1,384,111 | ~1.9000% | ~$26,298 | +45.9% |
| 2029 | ~$1,720,222 | ~$1,522,522 | ~1.8512% | ~$28,185 | +65.4% |
| 2030 | ~$1,950,888 | ~$1,674,774 | ~1.8024% | ~$30,186 | +87.6% |
In 2025, this property's market value of $1,039,903 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +100% 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 | $1,039,903 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,033,838 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,158,621 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $777,711 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $675,010 | $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.