409 W 38 ST TX 78705
| Owner | NSSW DEVELOPMENT LLC |
|---|---|
| Parcel ID | 0218040132 |
| Short ID | 212788 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 12,834 SF |
| Land SF | 18,293 SF |
| Acres | 0.420 |
| Year Built | 1977 |
| Legal | LOT A VENTURE OAKS |
| Neighborhood | 06WC2 |
| Land | $1,829,300 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,829,300 |
| Improvement | $3,432,640 |
|---|---|
| Total Improvement | $3,432,640 |
| Market | $5,261,940 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,261,940 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,261,940 |
| Taxable Value | $5,261,940 |
|---|
Appreciation: Market value has risen +36.7% from $3,850,200 (2021) to $5,261,940 (2025), a CAGR of 8.1% 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 lagged 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 $107,685. 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 35% of market value ($1,829,300 land vs $3,432,640 improvements), about $100/SF of land. Most value sits in the improvements, so building condition, age (~49 yrs), and rent roll drive the underwriting.
Submarket Position: At $5,261,940, 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 +8.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,775,425 by 2030, with an estimated annual tax burden around $146,469. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 5,400 SF | ✗ |
| 1ST | 1st Floor | 4,278 SF | ✓ |
| 2ND | 2nd Floor | 4,278 SF | ✓ |
| 3RD | 3rd Floor | 4,278 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 2,067 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 2,067 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 2,067 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 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% | $37,753.03 | $37,753.03 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $21,382.65 | $21,382.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,336.45 | $15,336.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,815.96 | $4,815.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,219.26 | $4,219.26 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $83,507.35 | $83,507.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,261,940 | $5,261,940 | +0.0% |
| Assessed Value | $4,896,631 | $5,261,940 | -6.9% |
| Land Value | $1,829,300 | $1,829,300 | +0.0% |
| Improvement Value | $3,432,640 | $3,432,640 | +0.0% |
| Taxable Value | $4,896,631 | $5,261,940 | -6.9% |
| HS Cap Loss | -$365,309 | — | |
| Total Tax 2026 = estimate |
~$100,209
Estimated
|
~$83,507
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,261,940 | $5,261,940 | +0 (+0.0%) |
| Taxable Value | $4,896,631 | $4,896,631 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,261,940 | $1,829,300 | $3,432,640 | −$365,309 | $4,896,631 | $4,896,631 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,261,940 | $1,829,300 | $3,432,640 | — | $5,261,940 | $5,261,940 | ~$83,507 | Partial |
| 2024 | $4,326,370 | — | — | −$2,497,070 | $1,829,300 | $— | $96,651 | Verified |
| 2023 | $4,171,050 | — | — | −$2,341,750 | $1,829,300 | $— | $78,275 | Verified |
| 2022 | $3,750,000 | — | — | −$2,195,095 | $1,554,905 | $— | $82,375 | Verified |
| 2021 | $3,850,200 | — | — | −$2,295,295 | $1,554,905 | $— | $81,625 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | -6.9% | 93.1% | Not available | Partial |
| 2025 | +7.9% | +7.9% | ~100% | Not available | Partial |
| 2024 | +11.8% | +11.8% | ~100% | 1.9800% | Verified |
| 2023 | +4.6% | +4.6% | ~100% | 1.7900% | Verified |
| 2022 | +6.6% | +6.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +6.8% | +8.1% | +21.6% | 2025 | -2.6% | 2022 |
| Assessment Ratio | 93.1% | 60.2% | — | 100.0% | 2025 | 40.4% | 2021 |
| Effective Tax Rate (2025) | 1.5900% | 1.5900% | — | 1.5900% | 2025 | 1.5900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$83,507 | $84,487 | ~$130,072 | $96,651 | 2024 | $78,275 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,689,335 | ~$5,689,335 | ~2.0139% | ~$114,580 | +8.1% |
| 2027 | ~$6,151,446 | ~$6,151,446 | ~1.9814% | ~$121,884 | +16.9% |
| 2028 | ~$6,651,090 | ~$6,651,090 | ~1.9488% | ~$129,619 | +26.4% |
| 2029 | ~$7,191,318 | ~$7,191,318 | ~1.9163% | ~$137,807 | +36.7% |
| 2030 | ~$7,775,425 | ~$7,775,425 | ~1.8837% | ~$146,469 | +47.8% |
| 2026 | ~$5,584,097 | ~$5,584,097 | ~2.0465% | ~$114,278 | +6.1% |
| 2027 | ~$5,925,977 | ~$5,925,977 | ~2.0465% | ~$121,274 | +12.6% |
| 2028 | ~$6,288,789 | ~$6,288,789 | ~2.0465% | ~$128,699 | +19.5% |
| 2029 | ~$6,673,813 | ~$6,673,813 | ~2.0465% | ~$136,579 | +26.8% |
| 2030 | ~$7,082,410 | ~$7,082,410 | ~2.0465% | ~$144,940 | +34.6% |
| 2026 | ~$5,794,574 | ~$5,788,134 | ~1.9977% | ~$115,627 | +10.1% |
| 2027 | ~$6,381,124 | ~$6,366,947 | ~1.9488% | ~$124,082 | +21.3% |
| 2028 | ~$7,027,046 | ~$7,003,642 | ~1.9000% | ~$133,070 | +33.5% |
| 2029 | ~$7,738,352 | ~$7,704,006 | ~1.8512% | ~$142,616 | +47.1% |
| 2030 | ~$8,521,658 | ~$8,474,407 | ~1.8024% | ~$152,740 | +61.9% |
In 2025, this property's market value of $5,261,940 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 10× 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 | $5,261,940 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $4,326,370 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $4,171,050 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $3,750,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,850,200 | $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.