4408 EILERS AVE TX 78751
| Owner | ROSANOFF LYOVA |
|---|---|
| Parcel ID | 0220080850 |
| Short ID | 216073 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,103 SF |
| Land SF | 8,750 SF |
| Acres | 0.201 |
| Year Built | 1938 |
| Legal | LOT 3 INSHALLAH ADDN |
| Neighborhood | Z64005 |
| Land | $391,563 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $391,563 |
| Improvement | $98,891 |
|---|---|
| Total Improvement | $98,891 |
| Market | $490,454 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $490,454 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $490,454 |
| Taxable Value | $490,454 |
|---|
Appreciation: Market value has fallen -1.2% from $496,250 (2021) to $490,454 (2025), a CAGR of -0.3% 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 $10,037. 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 80% of market value ($391,563 land vs $98,891 improvements), about $45/SF of land. With value concentrated in the land under a ~88-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 $490,454, 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 -0.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $483,304 by 2030, with an estimated annual tax burden around $9,104. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,103 SF | ✓ |
| 061 | CARPORT ATT 1ST | 522 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 272 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% | $4,537.68 | $4,537.68 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,570.06 | $2,570.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,843.35 | $1,843.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $578.85 | $578.85 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $507.13 | $507.13 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $10,037.07 | $10,037.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $605,540 | $490,454 | +23.5% |
| Assessed Value | $588,545 | $490,454 | +20.0% |
| Land Value | $390,834 | $391,563 | -0.2% |
| Improvement Value | $214,706 | $98,891 | +117.1% |
| Taxable Value | $588,545 | $490,454 | +20.0% |
| HS Cap Loss | -$16,995 | — | |
| Total Tax 2026 = estimate |
~$12,044
Estimated
|
~$10,037
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $728,031 | $605,540 | -122,491 (-16.8%) |
| Taxable Value | $588,545 | $588,545 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $605,540 | $390,834 | $214,706 | −$16,995 | $588,545 | $588,545 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $490,454 | $391,563 | $98,891 | — | $490,454 | $490,454 | ~$10,037 | Partial |
| 2024 | $625,642 | — | — | −$240,642 | $385,000 | $— | $8,484 | Verified |
| 2023 | $701,157 | — | — | −$335,407 | $365,750 | $— | $11,319 | Verified |
| 2022 | $626,000 | — | — | −$260,250 | $365,750 | $— | $13,847 | Verified |
| 2021 | $496,250 | — | — | −$156,625 | $339,625 | $— | $13,626 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +48.4% | +20.0% | 80.8% | Not available | Partial |
| 2025 | +14.6% | +14.6% | ~100% | Not available | Partial |
| 2024 | -31.6% | -31.6% | ~100% | 1.9800% | Verified |
| 2023 | -10.8% | -10.8% | ~100% | 1.8100% | Verified |
| 2022 | +12.0% | +12.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.7500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -21.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +23.5% | +5.8% | -4.1% | +26.1% | 2022 | -21.6% | 2025 |
| Assessment Ratio | 97.2% | 73.0% | — | 100.0% | 2025 | 52.2% | 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 |
$10,037 | $11,463 | ~$9,475 | $13,847 | 2022 | $8,484 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$489,016 | ~$489,016 | ~2.0139% | ~$9,848 | -0.3% |
| 2027 | ~$487,581 | ~$487,581 | ~1.9814% | ~$9,661 | -0.6% |
| 2028 | ~$486,151 | ~$486,151 | ~1.9488% | ~$9,474 | -0.9% |
| 2029 | ~$484,726 | ~$484,726 | ~1.9163% | ~$9,289 | -1.2% |
| 2030 | ~$483,304 | ~$483,304 | ~1.8837% | ~$9,104 | -1.5% |
| 2026 | ~$479,207 | ~$479,207 | ~2.0465% | ~$9,807 | -2.3% |
| 2027 | ~$468,217 | ~$468,217 | ~2.0465% | ~$9,582 | -4.5% |
| 2028 | ~$457,479 | ~$457,479 | ~2.0465% | ~$9,362 | -6.7% |
| 2029 | ~$446,988 | ~$446,988 | ~2.0465% | ~$9,148 | -8.9% |
| 2030 | ~$436,738 | ~$436,738 | ~2.0465% | ~$8,938 | -11.0% |
| 2026 | ~$498,825 | ~$498,825 | ~1.9977% | ~$9,965 | +1.7% |
| 2027 | ~$507,338 | ~$507,338 | ~1.9488% | ~$9,887 | +3.4% |
| 2028 | ~$515,997 | ~$515,997 | ~1.9000% | ~$9,804 | +5.2% |
| 2029 | ~$524,804 | ~$524,804 | ~1.8512% | ~$9,715 | +7.0% |
| 2030 | ~$533,761 | ~$533,761 | ~1.8024% | ~$9,620 | +8.8% |
In 2025, this property's market value of $490,454 places it in the 25th–50th percentile for Multi-Family properties in Travis County (12584 comparable) — -6% 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 | $490,454 | $438,669 | $519,778 | $749,859 | ↓ Below median | -7.5% |
| 2024 | $625,642 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $701,157 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $626,000 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $496,250 | $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.