109 W 38 ST TX
| Owner | NIKAZM TAMILA |
|---|---|
| Parcel ID | 0218040301 |
| Short ID | 212807 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,736 SF |
| Land SF | 5,433 SF |
| Acres | 0.125 |
| Year Built | 2000 |
| Legal | E50FT OF LOT 14&16 * LESS N5FT OF BLK 2 OLT 77 DIV D BUDDINGTON SUBD |
| Neighborhood | Z50005 |
| Land | $517,254 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $517,254 |
| Improvement | $607,131 |
|---|---|
| Total Improvement | $607,131 |
| Market | $1,124,385 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,124,385 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,124,385 |
| Taxable Value | $1,124,385 |
|---|
Appreciation: Market value has risen +70.7% from $658,800 (2021) to $1,124,385 (2025), a CAGR of 14.3% 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 $23,010. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 46% of market value ($517,254 land vs $607,131 improvements), about $95/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,124,385, 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 +14.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,193,395 by 2030, with an estimated annual tax burden around $34,111. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,736 SF | ✗ |
| 1ST | 1st Floor | 1,868 SF | ✓ |
| 2ND | 2nd Floor | 1,868 SF | ✓ |
| 581 | STORAGE ATT | 832 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 212 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 212 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 2 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% | $9,252.00 | $9,252.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,240.17 | $5,240.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,758.45 | $3,758.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,180.23 | $1,180.23 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,034.00 | $1,034.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,464.85 | $20,464.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,065,704 | $1,124,385 | -5.2% |
| Assessed Value | $1,065,704 | $1,124,385 | -5.2% |
| Land Value | $517,254 | $517,254 | +0.0% |
| Improvement Value | $548,450 | $607,131 | -9.7% |
| Taxable Value | $1,065,704 | $1,124,385 | -5.2% |
| Total Tax 2026 = estimate |
~$21,809
Estimated
|
~$20,465
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,216,786 | $1,065,704 | -151,082 (-12.4%) |
| Taxable Value | $1,200,000 | $1,065,704 | -134,296 (-11.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,065,704 | $517,254 | $548,450 | — | $1,065,704 | $1,065,704 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,124,385 | $517,254 | $607,131 | — | $1,124,385 | $1,124,385 | ~$20,465 | Partial |
| 2024 | $948,343 | — | — | −$468,343 | $480,000 | $— | $18,794 | Verified |
| 2023 | $1,200,000 | — | — | −$860,000 | $340,000 | $— | $17,158 | Verified |
| 2022 | $900,000 | — | — | −$560,000 | $340,000 | $— | $23,699 | Verified |
| 2021 | $658,800 | — | — | −$318,800 | $340,000 | $— | $19,747 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.2% | +6.7% | 98.6% | Not available | Partial |
| 2025 | -7.3% | -1.2% | ~100% | Not available | Partial |
| 2024 | +1.0% | -5.2% | 93.9% | 1.5500% | Verified |
| 2023 | -25.5% | -25.5% | ~100% | 1.4300% | Verified |
| 2022 | +53.5% | +53.5% | ~100% | 1.4700% | Verified |
| 2021 | base year | — | ~100% | 3.0000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.2% | +12.5% | +15.6% | +36.6% | 2022 | -21.0% | 2024 |
| Assessment Ratio | 100.0% | 61.4% | — | 100.0% | 2025 | 28.3% | 2023 |
| Effective Tax Rate (2025) | 1.8200% | 1.8200% | — | 1.8200% | 2025 | 1.8200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,465 | $19,973 | ~$29,338 | $23,699 | 2022 | $17,158 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,285,155 | ~$1,236,824 | ~2.0139% | ~$24,909 | +14.3% |
| 2027 | ~$1,468,912 | ~$1,360,506 | ~1.9814% | ~$26,957 | +30.6% |
| 2028 | ~$1,678,944 | ~$1,496,556 | ~1.9488% | ~$29,165 | +49.3% |
| 2029 | ~$1,919,007 | ~$1,646,212 | ~1.9163% | ~$31,546 | +70.7% |
| 2030 | ~$2,193,395 | ~$1,810,833 | ~1.8837% | ~$34,111 | +95.1% |
| 2026 | ~$1,262,667 | ~$1,236,824 | ~2.0465% | ~$25,311 | +12.3% |
| 2027 | ~$1,417,956 | ~$1,360,506 | ~2.0465% | ~$27,843 | +26.1% |
| 2028 | ~$1,592,342 | ~$1,496,556 | ~2.0465% | ~$30,627 | +41.6% |
| 2029 | ~$1,788,176 | ~$1,646,212 | ~2.0465% | ~$33,689 | +59.0% |
| 2030 | ~$2,008,094 | ~$1,810,833 | ~2.0465% | ~$37,058 | +78.6% |
| 2026 | ~$1,307,642 | ~$1,236,824 | ~1.9977% | ~$24,708 | +16.3% |
| 2027 | ~$1,520,768 | ~$1,360,506 | ~1.9488% | ~$26,514 | +35.3% |
| 2028 | ~$1,768,630 | ~$1,496,556 | ~1.9000% | ~$28,435 | +57.3% |
| 2029 | ~$2,056,889 | ~$1,646,212 | ~1.8512% | ~$30,475 | +82.9% |
| 2030 | ~$2,392,130 | ~$1,810,833 | ~1.8024% | ~$32,638 | +112.8% |
In 2025, this property's market value of $1,124,385 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +116% 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 | $1,124,385 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $948,343 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,200,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $900,000 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $658,800 | $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.