404 W 34 ST TX 78705
| Owner | BIS INVESTMENTS LTD |
|---|---|
| Parcel ID | 0218040725 |
| Short ID | 212916 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 2,340 SF |
| Land SF | 14,607 SF |
| Acres | 0.335 |
| Year Built | 1936 |
| Legal | LOT 4-5 BLK 5 OLT 77 DIV D BUDDINGTON SUBD |
| Neighborhood | 05WC2 |
| Land | $1,095,518 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,095,518 |
| Improvement | $27,904 |
|---|---|
| Total Improvement | $27,904 |
| Market | $1,123,422 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,123,422 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,123,422 |
| Taxable Value | $1,123,422 |
|---|
Appreciation: Market value has risen +84.2% from $609,913 (2021) to $1,123,422 (2025), a CAGR of 16.5% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $22,991. 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 98% of market value ($1,095,518 land vs $27,904 improvements), about $75/SF of land. With value concentrated in the land under a ~90-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 $1,123,422, 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 +16.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,410,664 by 2030, with an estimated annual tax burden around $34,082. 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 | 2,340 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 936 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 84 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 36 SF | ✗ |
| 251 | BATHROOM | 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% | $10,393.90 | $10,393.90 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,886.92 | $5,886.92 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,222.33 | $4,222.33 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,325.90 | $1,325.90 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,161.62 | $1,161.62 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $22,990.67 | $22,990.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,124,587 | $1,123,422 | +0.1% |
| Assessed Value | $1,124,587 | $1,123,422 | +0.1% |
| Land Value | $1,095,518 | $1,095,518 | +0.0% |
| Improvement Value | $29,069 | $27,904 | +4.2% |
| Taxable Value | $1,124,587 | $1,123,422 | +0.1% |
| Total Tax 2026 = estimate |
~$23,014
Estimated
|
~$22,991
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,124,587 | $1,124,587 | +0 (+0.0%) |
| Taxable Value | $1,124,587 | $1,124,587 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,124,587 | $1,095,518 | $29,069 | — | $1,124,587 | $1,124,587 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,123,422 | $1,095,518 | $27,904 | — | $1,123,422 | $1,123,422 | ~$22,991 | Partial |
| 2024 | $898,000 | — | — | — | $1,095,518 ! | $— | $21,356 | Verified |
| 2023 | $896,331 | — | — | — | $1,095,518 ! | $— | $18,166 | Verified |
| 2022 | $609,913 | — | — | — | $821,638 ! | $— | $17,702 | Verified |
| 2021 | $609,913 | — | — | −$10,000 | $599,913 | $— | $13,276 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | -2.4% | +4.3% | ~100% | Not available | Partial |
| 2024 | -3.8% | -9.9% | 93.6% | 1.8600% | Verified |
| 2023 | +33.5% | +33.5% | ~100% | 1.5200% | Verified |
| 2022 | +47.0% | +47.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +84.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +14.5% | +16.5% | +47.0% | 2023 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 112.9% | — | 134.7% | 2022 | 98.4% | 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 |
$22,991 | $18,698 | ~$29,313 | $22,991 | 2025 | $13,276 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,308,765 | ~$1,235,764 | ~2.0139% | ~$24,888 | +16.5% |
| 2027 | ~$1,524,686 | ~$1,359,341 | ~1.9814% | ~$26,934 | +35.7% |
| 2028 | ~$1,776,230 | ~$1,495,275 | ~1.9488% | ~$29,141 | +58.1% |
| 2029 | ~$2,069,274 | ~$1,644,802 | ~1.9163% | ~$31,519 | +84.2% |
| 2030 | ~$2,410,664 | ~$1,809,282 | ~1.8837% | ~$34,082 | +114.6% |
| 2026 | ~$1,286,297 | ~$1,235,764 | ~2.0465% | ~$25,290 | +14.5% |
| 2027 | ~$1,472,785 | ~$1,359,341 | ~2.0465% | ~$27,819 | +31.1% |
| 2028 | ~$1,686,310 | ~$1,495,275 | ~2.0465% | ~$30,601 | +50.1% |
| 2029 | ~$1,930,793 | ~$1,644,802 | ~2.0465% | ~$33,661 | +71.9% |
| 2030 | ~$2,210,721 | ~$1,809,282 | ~2.0465% | ~$37,027 | +96.8% |
| 2026 | ~$1,331,233 | ~$1,235,764 | ~1.9977% | ~$24,686 | +18.5% |
| 2027 | ~$1,577,486 | ~$1,359,341 | ~1.9488% | ~$26,491 | +40.4% |
| 2028 | ~$1,869,291 | ~$1,495,275 | ~1.9000% | ~$28,410 | +66.4% |
| 2029 | ~$2,215,074 | ~$1,644,802 | ~1.8512% | ~$30,448 | +97.2% |
| 2030 | ~$2,624,820 | ~$1,809,282 | ~1.8024% | ~$32,610 | +133.6% |
In 2025, this property's market value of $1,123,422 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 | $1,123,422 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $898,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $896,331 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $609,913 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $609,913 | $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.