102 W 38 ST TX 78705
| Owner | CARY PROPERTIES LLC |
|---|---|
| Parcel ID | 0219060116 |
| Short ID | 214744 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 8,450 SF |
| Land SF | 11,639 SF |
| Acres | 0.267 |
| Year Built | 1966 |
| Legal | LOT 6 & W 42FT OF LOT 7 LESS S 15FT PLUS SW 17X24FT OF LOT 2 OLT 78 DIV D OAKLAND SQUARE |
| Neighborhood | 05WC2 |
| Land | $989,315 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $989,315 |
| Improvement | $1,720,685 |
|---|---|
| Total Improvement | $1,720,685 |
| Market | $2,710,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,710,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,710,000 |
| Taxable Value | $2,710,000 |
|---|
Appreciation: Market value has risen +42.5% from $1,901,250 (2021) to $2,710,000 (2025), a CAGR of 9.3% 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 $55,460. 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 37% of market value ($989,315 land vs $1,720,685 improvements), about $85/SF of land. Most value sits in the improvements, so building condition, age (~60 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,710,000, 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 $4,220,675 by 2030, with an estimated annual tax burden around $79,507. 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.
13 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 4,692 SF | ✗ |
| 2ND | 2nd Floor | 4,277 SF | ✓ |
| 1ST | 1st Floor | 4,173 SF | ✓ |
| 591 | MASONRY TRIM SF | 875 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 764 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 576 SF | ✗ |
| 601 | POOL COMM'L | 300 SF | ✗ |
| 071 | OBS HEAT WALL | 35 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 531 | OBS FENCE | 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% | $25,072.92 | $25,072.92 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,200.86 | $14,200.86 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,185.40 | $10,185.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,198.42 | $3,198.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,802.14 | $2,802.14 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $55,459.74 | $55,459.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,690,000 | $2,710,000 | -0.7% |
| Assessed Value | $2,690,000 | $2,710,000 | -0.7% |
| Land Value | $989,315 | $989,315 | +0.0% |
| Improvement Value | $1,700,685 | $1,720,685 | -1.2% |
| Taxable Value | $2,690,000 | $2,710,000 | -0.7% |
| Total Tax 2026 = estimate |
~$55,050
Estimated
|
~$55,460
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,788,500 | $2,690,000 | -98,500 (-3.5%) |
| Taxable Value | $2,788,500 | $2,690,000 | -98,500 (-3.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,690,000 | $989,315 | $1,700,685 | — | $2,690,000 | $2,690,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,710,000 | $989,315 | $1,720,685 | — | $2,710,000 | $2,710,000 | ~$55,460 | Partial |
| 2024 | $2,112,500 | — | — | −$1,123,185 | $989,315 | $— | $50,239 | Verified |
| 2023 | $1,922,378 | — | — | −$933,063 | $989,315 | $— | $38,220 | Verified |
| 2022 | $1,901,250 | — | — | −$911,935 | $989,315 | $— | $37,965 | Verified |
| 2021 | $1,901,250 | — | — | −$911,935 | $989,315 | $— | $41,384 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.9% | +2.9% | ~100% | Not available | Partial |
| 2025 | +6.9% | +6.9% | ~100% | Not available | Partial |
| 2024 | +20.0% | +20.0% | ~100% | 1.9800% | Verified |
| 2023 | +9.9% | +9.9% | ~100% | 1.8100% | Verified |
| 2022 | +1.1% | +1.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +42.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.7% | +7.7% | +9.4% | +28.3% | 2025 | -0.7% | 2026 |
| Assessment Ratio | 100.0% | 67.0% | — | 100.0% | 2025 | 46.8% | 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 |
$55,460 | $44,654 | ~$69,233 | $55,460 | 2025 | $37,965 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,961,091 | ~$2,961,091 | ~2.0139% | ~$59,634 | +9.3% |
| 2027 | ~$3,235,447 | ~$3,235,447 | ~1.9814% | ~$64,107 | +19.4% |
| 2028 | ~$3,535,223 | ~$3,535,223 | ~1.9488% | ~$68,896 | +30.5% |
| 2029 | ~$3,862,774 | ~$3,862,774 | ~1.9163% | ~$74,022 | +42.5% |
| 2030 | ~$4,220,675 | ~$4,220,675 | ~1.8837% | ~$79,507 | +55.7% |
| 2026 | ~$2,906,891 | ~$2,906,891 | ~2.0465% | ~$59,489 | +7.3% |
| 2027 | ~$3,118,088 | ~$3,118,088 | ~2.0465% | ~$63,811 | +15.1% |
| 2028 | ~$3,344,628 | ~$3,344,628 | ~2.0465% | ~$68,447 | +23.4% |
| 2029 | ~$3,587,627 | ~$3,587,627 | ~2.0465% | ~$73,420 | +32.4% |
| 2030 | ~$3,848,282 | ~$3,848,282 | ~2.0465% | ~$78,755 | +42.0% |
| 2026 | ~$3,015,291 | ~$2,981,000 | ~1.9977% | ~$59,550 | +11.3% |
| 2027 | ~$3,354,975 | ~$3,279,100 | ~1.9488% | ~$63,904 | +23.8% |
| 2028 | ~$3,732,925 | ~$3,607,010 | ~1.9000% | ~$68,534 | +37.7% |
| 2029 | ~$4,153,453 | ~$3,967,711 | ~1.8512% | ~$73,450 | +53.3% |
| 2030 | ~$4,621,354 | ~$4,364,482 | ~1.8024% | ~$78,664 | +70.5% |
In 2025, this property's market value of $2,710,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 5× 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 | $2,710,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $2,112,500 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,922,378 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,901,250 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,901,250 | $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.