709 E 44 ST TX 78751
| Owner | CULLEN LIVING TRUST |
|---|---|
| Parcel ID | 0219080413 |
| Short ID | 214934 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,735 SF |
| Land SF | 8,468 SF |
| Acres | 0.194 |
| Year Built | 1959 |
| Legal | LOT 7A * RESUB OF LOT 7-9 BLK 6 OLT 15 DIV C RIDGETOP ANNEX |
| Neighborhood | Z64005 |
| Land | $389,096 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $389,096 |
| Improvement | $69,024 |
|---|---|
| Total Improvement | $69,024 |
| Market | $458,120 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $458,120 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $458,120 |
| Taxable Value | $458,120 |
|---|
Appreciation: Market value has fallen -14.3% from $534,600 (2021) to $458,120 (2025), a CAGR of -3.8% 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 $9,375. 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 85% of market value ($389,096 land vs $69,024 improvements), about $46/SF of land. With value concentrated in the land under a ~67-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 $458,120, this parcel sits in the lower-middle (25th–50th 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 -3.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $377,718 by 2030, with an estimated annual tax burden around $7,115. 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 | 1,735 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,735 SF | ✗ |
| 612 | TERRACE UNCOVERD | 495 SF | ✗ |
| 061 | CARPORT ATT 1ST | 400 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 240 SF | ✗ |
| 571 | STORAGE DET | 100 SF | ✓ |
| 581 | STORAGE ATT | 36 SF | ✓ |
| 251 | BATHROOM | 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% | $4,238.53 | $4,238.53 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,400.63 | $2,400.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,721.82 | $1,721.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $540.69 | $540.69 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $473.70 | $473.70 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $9,375.37 | $9,375.37 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $581,137 | $458,120 | +26.9% |
| Assessed Value | $549,744 | $458,120 | +20.0% |
| Land Value | $384,256 | $389,096 | -1.2% |
| Improvement Value | $196,881 | $69,024 | +185.2% |
| Taxable Value | $549,744 | $458,120 | +20.0% |
| HS Cap Loss | -$31,393 | — | |
| Total Tax 2026 = estimate |
~$11,250
Estimated
|
~$9,375
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $690,104 | $581,137 | -108,967 (-15.8%) |
| Taxable Value | $549,744 | $549,744 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $581,137 | $384,256 | $196,881 | −$31,393 | $549,744 | $549,744 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $458,120 | $389,096 | $69,024 | — | $458,120 | $458,120 | ~$9,375 | Partial |
| 2024 | $732,552 | — | — | −$347,552 | $385,000 | $— | $8,574 | Verified |
| 2023 | $796,242 | — | — | −$411,242 | $385,000 | $— | $13,254 | Verified |
| 2022 | $545,500 | — | — | −$160,500 | $385,000 | $— | $15,725 | Verified |
| 2021 | $534,600 | — | — | −$177,100 | $357,500 | $— | $11,874 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +50.6% | +20.0% | 79.7% | Not available | Partial |
| 2025 | +5.9% | +5.9% | ~100% | Not available | Partial |
| 2024 | -40.9% | -40.9% | ~100% | 1.9800% | Verified |
| 2023 | -15.4% | -15.4% | ~100% | 1.8100% | Verified |
| 2022 | +58.8% | +58.8% | ~100% | 1.8200% | Verified |
| 2021 | base year | — | ~100% | 2.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -16.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +26.9% | +5.9% | -7.9% | +46.0% | 2023 | -37.5% | 2025 |
| Assessment Ratio | 94.6% | 72.2% | — | 100.0% | 2025 | 48.4% | 2023 |
| 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 |
$9,375 | $11,760 | ~$7,974 | $15,725 | 2022 | $8,574 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$440,775 | ~$440,775 | ~2.0139% | ~$8,877 | -3.8% |
| 2027 | ~$424,086 | ~$424,086 | ~1.9814% | ~$8,403 | -7.4% |
| 2028 | ~$408,030 | ~$408,030 | ~1.9488% | ~$7,952 | -10.9% |
| 2029 | ~$392,581 | ~$392,581 | ~1.9163% | ~$7,523 | -14.3% |
| 2030 | ~$377,718 | ~$377,718 | ~1.8837% | ~$7,115 | -17.6% |
| 2026 | ~$435,214 | ~$435,214 | ~2.0465% | ~$8,907 | -5.0% |
| 2027 | ~$413,453 | ~$413,453 | ~2.0465% | ~$8,461 | -9.8% |
| 2028 | ~$392,781 | ~$392,781 | ~2.0465% | ~$8,038 | -14.3% |
| 2029 | ~$373,142 | ~$373,142 | ~2.0465% | ~$7,636 | -18.5% |
| 2030 | ~$354,485 | ~$354,485 | ~2.0465% | ~$7,254 | -22.6% |
| 2026 | ~$449,937 | ~$449,937 | ~1.9977% | ~$8,988 | -1.8% |
| 2027 | ~$441,901 | ~$441,901 | ~1.9488% | ~$8,612 | -3.5% |
| 2028 | ~$434,008 | ~$434,008 | ~1.9000% | ~$8,246 | -5.3% |
| 2029 | ~$426,256 | ~$426,256 | ~1.8512% | ~$7,891 | -7.0% |
| 2030 | ~$418,642 | ~$418,642 | ~1.8024% | ~$7,545 | -8.6% |
In 2025, this property's market value of $458,120 places it in the 25th–50th percentile for Multi-Family properties in Travis County (12584 comparable) — -12% 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 | $458,120 | $438,669 | $519,778 | $749,859 | ↓ Below median | -7.5% |
| 2024 | $732,552 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $796,242 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $545,500 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $534,600 | $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.