403 W 38 ST TX 78705
| Owner | CARY PROPERTIES LLC |
|---|---|
| Parcel ID | 0218040106 |
| Short ID | 212766 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 4,000 SF |
| Land SF | 6,050 SF |
| Acres | 0.139 |
| Year Built | 1971 |
| Legal | LOT 11 * LESS N5FT OF BLK 2 OLT 77 DIV D LAKEVIEW ADDN |
| Neighborhood | 05WC2 |
| Land | $605,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $605,000 |
| Improvement | $825,000 |
|---|---|
| Total Improvement | $825,000 |
| Market | $1,430,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,430,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,430,000 |
| Taxable Value | $1,430,000 |
|---|
Appreciation: Market value has risen +43.0% from $1,000,000 (2021) to $1,430,000 (2025), a CAGR of 9.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $29,265. 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 42% of market value ($605,000 land vs $825,000 improvements), about $100/SF of land. Most value sits in the improvements, so building condition, age (~55 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,430,000, 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 +9.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,236,177 by 2030, with an estimated annual tax burden around $42,124. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 2,304 SF | ✗ |
| 1ST | 1st Floor | 2,000 SF | ✓ |
| 2ND | 2nd Floor | 2,000 SF | ✓ |
| SO | Sketch Only | 800 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 544 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 256 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 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% | $13,230.36 | $13,230.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,493.44 | $7,493.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,374.58 | $5,374.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,687.73 | $1,687.73 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,478.62 | $1,478.62 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $29,264.73 | $29,264.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,460,000 | $1,430,000 | +2.1% |
| Assessed Value | $1,460,000 | $1,430,000 | +2.1% |
| Land Value | $605,000 | $605,000 | +0.0% |
| Improvement Value | $855,000 | $825,000 | +3.6% |
| Taxable Value | $1,460,000 | $1,430,000 | +2.1% |
| Total Tax 2026 = estimate |
~$29,879
Estimated
|
~$29,265
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,520,000 | $1,460,000 | -60,000 (-3.9%) |
| Taxable Value | $1,520,000 | $1,460,000 | -60,000 (-3.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,460,000 | $605,000 | $855,000 | — | $1,460,000 | $1,460,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,430,000 | $605,000 | $825,000 | — | $1,430,000 | $1,430,000 | ~$29,265 | Partial |
| 2024 | $1,140,000 | — | — | −$535,000 | $605,000 | $— | $27,111 | Verified |
| 2023 | $1,040,000 | — | — | −$435,000 | $605,000 | $— | $20,625 | Verified |
| 2022 | $988,000 | — | — | −$473,750 | $514,250 | $— | $20,539 | Verified |
| 2021 | $1,000,000 | — | — | −$485,750 | $514,250 | $— | $21,506 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.3% | +6.3% | ~100% | Not available | Partial |
| 2025 | +2.1% | +4.5% | ~100% | Not available | Partial |
| 2024 | +22.8% | +20.0% | 97.7% | 1.9400% | Verified |
| 2023 | +9.6% | +9.6% | ~100% | 1.8100% | Verified |
| 2022 | +5.3% | +5.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +44.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.1% | +8.2% | +8.9% | +25.4% | 2025 | -1.2% | 2022 |
| Assessment Ratio | 100.0% | 69.1% | — | 100.0% | 2025 | 51.4% | 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 |
$29,265 | $23,809 | ~$36,626 | $29,265 | 2025 | $20,539 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,563,760 | ~$1,563,760 | ~2.0139% | ~$31,493 | +9.4% |
| 2027 | ~$1,710,031 | ~$1,710,031 | ~1.9814% | ~$33,882 | +19.6% |
| 2028 | ~$1,869,985 | ~$1,869,985 | ~1.9488% | ~$36,443 | +30.8% |
| 2029 | ~$2,044,900 | ~$2,044,900 | ~1.9163% | ~$39,186 | +43.0% |
| 2030 | ~$2,236,177 | ~$2,236,177 | ~1.8837% | ~$42,124 | +56.4% |
| 2026 | ~$1,535,160 | ~$1,535,160 | ~2.0465% | ~$31,417 | +7.4% |
| 2027 | ~$1,648,053 | ~$1,648,053 | ~2.0465% | ~$33,727 | +15.2% |
| 2028 | ~$1,769,248 | ~$1,769,248 | ~2.0465% | ~$36,207 | +23.7% |
| 2029 | ~$1,899,355 | ~$1,899,355 | ~2.0465% | ~$38,870 | +32.8% |
| 2030 | ~$2,039,031 | ~$2,039,031 | ~2.0465% | ~$41,728 | +42.6% |
| 2026 | ~$1,592,360 | ~$1,573,000 | ~1.9977% | ~$31,423 | +11.4% |
| 2027 | ~$1,773,154 | ~$1,730,300 | ~1.9488% | ~$33,721 | +24.0% |
| 2028 | ~$1,974,475 | ~$1,903,330 | ~1.9000% | ~$36,164 | +38.1% |
| 2029 | ~$2,198,653 | ~$2,093,663 | ~1.8512% | ~$38,758 | +53.8% |
| 2030 | ~$2,448,285 | ~$2,303,029 | ~1.8024% | ~$41,509 | +71.2% |
In 2025, this property's market value of $1,430,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +175% 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 | $1,430,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,140,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,040,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $988,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,000,000 | $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.