3800 AVENUE G TX 78751
| Owner | CRAIG PAULA A |
|---|---|
| Parcel ID | 0219060815 |
| Short ID | 214814 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,698 SF |
| Land SF | 13,502 SF |
| Acres | 0.310 |
| Year Built | 1948 |
| Legal | LOT 20 SHADOW LAWN |
| Neighborhood | Z65005 |
| Land | $754,920 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $754,920 |
| Improvement | $76,005 |
|---|---|
| Total Improvement | $76,005 |
| Market | $830,925 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $830,925 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $830,925 |
| Taxable Value | $830,925 |
|---|
Appreciation: Market value has risen +20.9% from $687,180 (2021) to $830,925 (2025), a CAGR of 4.9% over 4 years. This represents moderate, steady growth. 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 $17,005. 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 91% of market value ($754,920 land vs $76,005 improvements), about $56/SF of land. With value concentrated in the land under a ~78-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 $830,925, 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 +4.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,053,601 by 2030, with an estimated annual tax burden around $19,847. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,698 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,698 SF | ✗ |
| 061 | CARPORT ATT 1ST | 400 SF | ✗ |
| 630 | PORCH CLOS FIN | 243 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 174 SF | ✗ |
| 612 | TERRACE UNCOVERD | 144 SF | ✗ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 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% | $7,687.72 | $7,687.72 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,354.19 | $4,354.19 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,122.99 | $3,122.99 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $980.68 | $980.68 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $859.18 | $859.18 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,004.76 | $17,004.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $779,646 | $830,925 | -6.2% |
| Assessed Value | $779,646 | $830,925 | -6.2% |
| Land Value | $477,033 | $754,920 | -36.8% |
| Improvement Value | $302,613 | $76,005 | +298.1% |
| Taxable Value | $779,646 | $830,925 | -6.2% |
| Total Tax 2026 = estimate |
~$15,955
Estimated
|
~$17,005
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $925,835 | $779,646 | -146,189 (-15.8%) |
| Taxable Value | $925,835 | $779,646 | -146,189 (-15.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $779,646 | $477,033 | $302,613 | — | $779,646 | $779,646 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $830,925 | $754,920 | $76,005 | — | $830,925 | $830,925 | ~$17,005 | Partial |
| 2024 | $882,989 | — | — | −$140,489 | $742,500 | $— | $17,871 | Verified |
| 2023 | $991,610 | — | — | −$249,110 | $742,500 | $— | $15,975 | Verified |
| 2022 | $802,300 | — | — | −$59,800 | $742,500 | $— | $19,584 | Verified |
| 2021 | $687,180 | — | — | −$214,680 | $472,500 | $— | $17,463 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.4% | +11.4% | ~100% | Not available | Partial |
| 2025 | -7.9% | -7.9% | ~100% | Not available | Partial |
| 2024 | +2.1% | +2.1% | ~100% | 1.9800% | Verified |
| 2023 | -11.0% | -11.0% | ~100% | 1.8100% | Verified |
| 2022 | +23.6% | +23.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.2% | +3.5% | +6.2% | +23.6% | 2023 | -11.0% | 2024 |
| Assessment Ratio | 100.0% | 86.7% | — | 100.0% | 2025 | 68.8% | 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 |
$17,005 | $17,580 | ~$18,685 | $19,584 | 2022 | $15,975 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$871,334 | ~$871,334 | ~2.0139% | ~$17,548 | +4.9% |
| 2027 | ~$913,708 | ~$913,708 | ~1.9814% | ~$18,104 | +10.0% |
| 2028 | ~$958,143 | ~$958,143 | ~1.9488% | ~$18,673 | +15.3% |
| 2029 | ~$1,004,739 | ~$1,004,739 | ~1.9163% | ~$19,254 | +20.9% |
| 2030 | ~$1,053,601 | ~$1,053,601 | ~1.8837% | ~$19,847 | +26.8% |
| 2026 | ~$854,715 | ~$854,715 | ~2.0465% | ~$17,492 | +2.9% |
| 2027 | ~$879,187 | ~$879,187 | ~2.0465% | ~$17,992 | +5.8% |
| 2028 | ~$904,359 | ~$904,359 | ~2.0465% | ~$18,508 | +8.8% |
| 2029 | ~$930,252 | ~$930,252 | ~2.0465% | ~$19,037 | +12.0% |
| 2030 | ~$956,887 | ~$956,887 | ~2.0465% | ~$19,583 | +15.2% |
| 2026 | ~$887,952 | ~$887,952 | ~1.9977% | ~$17,738 | +6.9% |
| 2027 | ~$948,894 | ~$948,894 | ~1.9488% | ~$18,492 | +14.2% |
| 2028 | ~$1,014,018 | ~$1,014,018 | ~1.9000% | ~$19,267 | +22.0% |
| 2029 | ~$1,083,611 | ~$1,083,611 | ~1.8512% | ~$20,060 | +30.4% |
| 2030 | ~$1,157,981 | ~$1,157,981 | ~1.8024% | ~$20,871 | +39.4% |
In 2025, this property's market value of $830,925 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +60% 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 | $830,925 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $882,989 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $991,610 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $802,300 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $687,180 | $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.