902 E 43 ST TX 78751
| Owner | LOUCKS JOHN & MARLA |
|---|---|
| Parcel ID | 0218090222 |
| Short ID | 783354 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,472 SF |
| Land SF | 6,138 SF |
| Acres | 0.141 |
| Year Built | 1944 |
| Legal | LOT 3A FAIRWAY HEIGHTS AMENDED PLAT OF LOTS 1-5 BLK A |
| Neighborhood | Z64005 |
| Land | $301,690 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $301,690 |
| Improvement | $119,878 |
|---|---|
| Total Improvement | $119,878 |
| Market | $421,568 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $421,568 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $421,568 |
| Taxable Value | $421,568 |
|---|
Appreciation: Market value has fallen -6.9% from $452,600 (2021) to $421,568 (2025), a CAGR of -1.8% over 4 years. Growth has been relatively flat for this asset class. 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 $8,627. 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 72% of market value ($301,690 land vs $119,878 improvements), about $49/SF of land. With value concentrated in the land under a ~82-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 $421,568, this parcel sits in the bottom quartile (<25th 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 -1.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $385,753 by 2030, with an estimated annual tax burden around $7,267. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 1,472 SF | ✗ |
| 2ND | 2nd Floor | 851 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 629 SF | ✓ |
| 1ST | 1st Floor | 621 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 60 SF | ✗ |
| 251 | BATHROOM | 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% | $3,900.35 | $3,900.35 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,209.09 | $2,209.09 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,584.44 | $1,584.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $497.55 | $497.55 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $435.90 | $435.90 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $8,627.33 | $8,627.33 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $496,636 | $421,568 | +17.8% |
| Assessed Value | $496,636 | $421,568 | +17.8% |
| Land Value | $271,856 | $301,690 | -9.9% |
| Improvement Value | $224,780 | $119,878 | +87.5% |
| Taxable Value | $496,636 | $421,568 | +17.8% |
| Total Tax 2026 = estimate |
~$10,164
Estimated
|
~$8,627
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $582,223 | $496,636 | -85,587 (-14.7%) |
| Taxable Value | $505,882 | $496,636 | -9,246 (-1.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $496,636 | $271,856 | $224,780 | — | $496,636 | $496,636 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $421,568 | $301,690 | $119,878 | — | $421,568 | $421,568 | ~$8,627 | Partial |
| 2024 | $777,801 | — | — | −$480,301 | $297,500 | $— | $7,441 | Verified |
| 2023 | $791,019 | — | — | −$441,019 | $350,000 | $— | $14,072 | Verified |
| 2022 | $542,262 | — | — | −$192,262 | $350,000 | $— | $15,622 | Verified |
| 2021 | $452,600 | — | — | −$127,600 | $325,000 | $— | $11,803 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +38.1% | +20.0% | 86.9% | Not available | Partial |
| 2025 | +12.3% | +12.3% | ~100% | Not available | Partial |
| 2024 | -51.7% | -51.7% | ~100% | 1.9800% | Verified |
| 2023 | -1.7% | -1.7% | ~100% | 1.8100% | Verified |
| 2022 | +45.9% | +45.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -22.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +17.8% | +7.2% | -4.7% | +45.9% | 2023 | -45.8% | 2025 |
| Assessment Ratio | 100.0% | 69.8% | — | 100.0% | 2025 | 38.2% | 2024 |
| 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 |
$8,627 | $11,513 | ~$7,797 | $15,622 | 2022 | $7,441 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$414,148 | ~$414,148 | ~2.0139% | ~$8,341 | -1.8% |
| 2027 | ~$406,859 | ~$406,859 | ~1.9814% | ~$8,061 | -3.5% |
| 2028 | ~$399,698 | ~$399,698 | ~1.9488% | ~$7,789 | -5.2% |
| 2029 | ~$392,664 | ~$392,664 | ~1.9163% | ~$7,525 | -6.9% |
| 2030 | ~$385,753 | ~$385,753 | ~1.8837% | ~$7,267 | -8.5% |
| 2026 | ~$405,717 | ~$405,717 | ~2.0465% | ~$8,303 | -3.8% |
| 2027 | ~$390,462 | ~$390,462 | ~2.0465% | ~$7,991 | -7.4% |
| 2028 | ~$375,780 | ~$375,780 | ~2.0465% | ~$7,690 | -10.9% |
| 2029 | ~$361,651 | ~$361,651 | ~2.0465% | ~$7,401 | -14.2% |
| 2030 | ~$348,053 | ~$348,053 | ~2.0465% | ~$7,123 | -17.4% |
| 2026 | ~$422,580 | ~$422,580 | ~1.9977% | ~$8,442 | +0.2% |
| 2027 | ~$423,594 | ~$423,594 | ~1.9488% | ~$8,255 | +0.5% |
| 2028 | ~$424,610 | ~$424,610 | ~1.9000% | ~$8,068 | +0.7% |
| 2029 | ~$425,629 | ~$425,629 | ~1.8512% | ~$7,879 | +1.0% |
| 2030 | ~$426,651 | ~$426,651 | ~1.8024% | ~$7,690 | +1.2% |
In 2025, this property's market value of $421,568 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -19% below 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 | $421,568 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $777,801 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $791,019 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $542,262 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $452,600 | $300,453 | $376,850 | $539,896 | ↑ Above median | 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.