E 42 ST TX 78751
| Owner | HENDERSON LIVING TRUST |
|---|---|
| Parcel ID | 0219080227 |
| Short ID | 214886 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 19,511 SF |
| Acres | 0.448 |
| Year Built | — |
| Legal | 135.22 X 151.7FT AV & 8 X 14' OLT 14 DIVISION C |
| Neighborhood | Z6400 |
| Land | $379,842 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $379,842 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $379,842 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $379,842 |
| Value Limitation Adjustment (−) (homestead cap) | −$27,042 |
| Net Appraised (assessed) | $352,800 |
| Taxable Value | $352,800 |
|---|
Appreciation: Market value has risen +11.3% from $341,250 (2021) to $379,842 (2025), a CAGR of 2.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant 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 $7,220. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($352,800) is $27,042 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($379,842 land vs $0 improvements), about $19/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $379,842, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +2.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $434,276 by 2030, with an estimated annual tax burden around $8,181. 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.
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% | $3,264.11 | $3,264.11 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,848.73 | $1,848.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,325.98 | $1,325.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $416.39 | $416.39 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $364.80 | $364.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $7,220.01 | $7,220.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $439,204 | $379,842 | +15.6% |
| Assessed Value | $423,360 | $352,800 | +20.0% |
| Land Value | $439,204 | $379,842 | +15.6% |
| Improvement Value | — | — | — |
| Taxable Value | $423,360 | $352,800 | +20.0% |
| HS Cap Loss | -$15,844 | — | |
| Total Tax 2026 = estimate |
~$8,664
Estimated
|
~$7,220
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $439,204 | $439,204 | +0 (+0.0%) |
| Taxable Value | $423,360 | $423,360 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $439,204 | $439,204 | — | −$15,844 | $423,360 | $423,360 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $379,842 | $379,842 | — | −$27,042 | $352,800 | $352,800 | ~$7,220 | Partial |
| 2024 | $— | — | — | — | $392,000 | $— | $5,827 | Verified |
| 2023 | $— | — | — | — | $245,000 | $— | $4,433 | Verified |
| 2022 | $— | — | — | — | $392,000 | $— | $7,742 | Verified |
| 2021 | $341,250 | — | — | — | $341,250 | $— | $7,428 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +15.6% | +20.0% | 96.4% | Not available | Partial |
| 2025 | -3.1% | +20.0% | 92.9% | Not available | Partial |
| 2024 | +60.0% | +20.0% | 75.0% | 1.4900% | Verified |
| 2023 | -37.5% | -37.5% | ~100% | 1.8100% | Verified |
| 2022 | +14.9% | +14.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +15.6% | +13.4% | -0.1% | +15.6% | 2026 | +11.3% | 2025 |
| Assessment Ratio | 96.4% | 96.4% | — | 100.0% | 2021 | 92.9% | 2025 |
| Effective Tax Rate (2025) | 1.9000% | 1.9000% | — | 1.9000% | 2025 | 1.9000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,220 | $7,324 | ~$8,020 | $7,428 | 2021 | $7,220 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$390,154 | ~$390,154 | ~2.0139% | ~$7,857 | +2.7% |
| 2027 | ~$400,745 | ~$400,745 | ~1.9814% | ~$7,940 | +5.5% |
| 2028 | ~$411,624 | ~$411,624 | ~1.9488% | ~$8,022 | +8.4% |
| 2029 | ~$422,798 | ~$422,798 | ~1.9163% | ~$8,102 | +11.3% |
| 2030 | ~$434,276 | ~$434,276 | ~1.8837% | ~$8,181 | +14.3% |
| 2026 | ~$382,557 | ~$382,557 | ~2.0465% | ~$7,829 | +0.7% |
| 2027 | ~$385,291 | ~$385,291 | ~2.0465% | ~$7,885 | +1.4% |
| 2028 | ~$388,044 | ~$388,044 | ~2.0465% | ~$7,941 | +2.2% |
| 2029 | ~$390,818 | ~$390,818 | ~2.0465% | ~$7,998 | +2.9% |
| 2030 | ~$393,611 | ~$393,611 | ~2.0465% | ~$8,055 | +3.6% |
| 2026 | ~$397,750 | ~$397,750 | ~1.9977% | ~$7,946 | +4.7% |
| 2027 | ~$416,503 | ~$416,503 | ~1.9488% | ~$8,117 | +9.7% |
| 2028 | ~$436,140 | ~$436,140 | ~1.9000% | ~$8,287 | +14.8% |
| 2029 | ~$456,703 | ~$456,703 | ~1.8512% | ~$8,454 | +20.2% |
| 2030 | ~$478,235 | ~$478,235 | ~1.8024% | ~$8,620 | +25.9% |
In 2025, this property's market value of $379,842 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 4× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $379,842 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $341,250 | $6,000 | $14,480 | $80,000 | ↑ 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.