104 E 38 ST TX 78705
| Owner | PRYOR SUSAN J & RICHARD E BONER |
|---|---|
| Parcel ID | 0219060501 |
| Short ID | 214768 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,216 SF |
| Land SF | 8,112 SF |
| Acres | 0.186 |
| Year Built | 1937 |
| Legal | S 61.92FT OF LOT 5 SHADOW LAWN |
| Neighborhood | Z65005 |
| Land | $547,277 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $547,277 |
| Improvement | $172,619 |
|---|---|
| Total Improvement | $172,619 |
| Market | $719,896 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $719,896 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $719,896 |
| Taxable Value | $719,896 |
|---|
Appreciation: Market value has risen +0.9% from $713,381 (2021) to $719,896 (2025), a CAGR of 0.2% over 4 years. Growth has been relatively flat for this asset class. 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 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 $14,733. 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 76% of market value ($547,277 land vs $172,619 improvements), about $67/SF of land. With value concentrated in the land under a ~89-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 $719,896, this parcel sits in the upper-middle (50th–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 +0.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $728,123 by 2030, with an estimated annual tax burden around $13,716. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 1,960 SF | ✓ |
| 1ST | 1st Floor | 1,256 SF | ✓ |
| 031 | GARAGE DET 1ST F | 704 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 180 SF | ✗ |
| 512 | DECK UNCOVRED | 168 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 144 SF | ✗ |
| 612 | TERRACE UNCOVERD | 104 SF | ✗ |
| 251 | BATHROOM | 3 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% | $6,660.48 | $6,660.48 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,772.38 | $3,772.38 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,705.69 | $2,705.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $849.64 | $849.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $744.37 | $744.37 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,732.56 | $14,732.56 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $719,033 | $719,896 | -0.1% |
| Assessed Value | $719,033 | $719,896 | -0.1% |
| Land Value | $380,020 | $547,277 | -30.6% |
| Improvement Value | $339,013 | $172,619 | +96.4% |
| Taxable Value | $719,033 | $719,896 | -0.1% |
| Total Tax 2026 = estimate |
~$14,715
Estimated
|
~$14,733
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $927,451 | $719,033 | -208,418 (-22.5%) |
| Taxable Value | $863,875 | $719,033 | -144,842 (-16.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $719,033 | $380,020 | $339,013 | — | $719,033 | $719,033 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $719,896 | $547,277 | $172,619 | — | $719,896 | $719,896 | ~$14,733 | Partial |
| 2024 | $884,717 | — | — | −$340,217 | $544,500 | $— | $17,281 | Verified |
| 2023 | $1,071,597 | — | — | −$527,097 | $544,500 | $— | $16,007 | Verified |
| 2022 | $868,170 | — | — | −$323,670 | $544,500 | $— | $21,163 | Verified |
| 2021 | $713,381 | — | — | −$366,881 | $346,500 | $— | $18,897 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +28.8% | +20.0% | 93.2% | Not available | Partial |
| 2025 | -17.4% | -17.4% | ~100% | Not available | Partial |
| 2024 | -1.4% | -1.4% | ~100% | 1.9800% | Verified |
| 2023 | -17.4% | -17.4% | ~100% | 1.8100% | Verified |
| 2022 | +23.4% | +23.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -17.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.1% | +1.8% | +0.3% | +23.4% | 2023 | -18.6% | 2025 |
| Assessment Ratio | 100.0% | 70.6% | — | 100.0% | 2025 | 48.6% | 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 |
$14,733 | $17,616 | ~$14,125 | $21,163 | 2022 | $14,733 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$721,534 | ~$721,534 | ~2.0139% | ~$14,531 | +0.2% |
| 2027 | ~$723,176 | ~$723,176 | ~1.9814% | ~$14,329 | +0.5% |
| 2028 | ~$724,821 | ~$724,821 | ~1.9488% | ~$14,126 | +0.7% |
| 2029 | ~$726,470 | ~$726,470 | ~1.9163% | ~$13,921 | +0.9% |
| 2030 | ~$728,123 | ~$728,123 | ~1.8837% | ~$13,716 | +1.1% |
| 2026 | ~$707,136 | ~$707,136 | ~2.0465% | ~$14,471 | -1.8% |
| 2027 | ~$694,602 | ~$694,602 | ~2.0465% | ~$14,215 | -3.5% |
| 2028 | ~$682,291 | ~$682,291 | ~2.0465% | ~$13,963 | -5.2% |
| 2029 | ~$670,197 | ~$670,197 | ~2.0465% | ~$13,715 | -6.9% |
| 2030 | ~$658,318 | ~$658,318 | ~2.0465% | ~$13,472 | -8.6% |
| 2026 | ~$735,932 | ~$735,932 | ~1.9977% | ~$14,701 | +2.2% |
| 2027 | ~$752,325 | ~$752,325 | ~1.9488% | ~$14,662 | +4.5% |
| 2028 | ~$769,083 | ~$769,083 | ~1.9000% | ~$14,613 | +6.8% |
| 2029 | ~$786,215 | ~$786,215 | ~1.8512% | ~$14,554 | +9.2% |
| 2030 | ~$803,728 | ~$803,728 | ~1.8024% | ~$14,486 | +11.6% |
In 2025, this property's market value of $719,896 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +39% 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 | $719,896 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $884,717 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,071,597 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $868,170 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $713,381 | $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.