402 W 44 ST TX 78751
| Owner | BACKUS ANDREW & JEAN |
|---|---|
| Parcel ID | 0221050814 |
| Short ID | 217996 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,230 SF |
| Land SF | 8,406 SF |
| Acres | 0.193 |
| Year Built | 1984 |
| Legal | W 67.75FT OF LOT 17-21 BLK 8 HYDE PARK ADDN NO 1 |
| Neighborhood | Z65005 |
| Land | $616,175 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $616,175 |
| Improvement | $227,553 |
|---|---|
| Total Improvement | $227,553 |
| Market | $843,728 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $843,728 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $843,728 |
| Taxable Value | $843,728 |
|---|
Appreciation: Market value has risen +5.1% from $802,864 (2021) to $843,728 (2025), a CAGR of 1.2% 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 $17,267. 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 income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 73% of market value ($616,175 land vs $227,553 improvements), about $73/SF of land. With value concentrated in the land under a ~42-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 $843,728, 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 +1.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $897,745 by 2030, with an estimated annual tax burden around $16,911. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,230 SF | ✗ |
| 2ND | 2nd Floor | 2,125 SF | ✓ |
| 1ST | 1st Floor | 2,105 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 315 SF | ✗ |
| 251 | BATHROOM | 4 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% | $7,806.17 | $7,806.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,421.28 | $4,421.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,171.11 | $3,171.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $995.79 | $995.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $872.41 | $872.41 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,266.76 | $17,266.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $950,000 | $843,728 | +12.6% |
| Assessed Value | $950,000 | $843,728 | +12.6% |
| Land Value | $481,643 | $616,175 | -21.8% |
| Improvement Value | $468,357 | $227,553 | +105.8% |
| Taxable Value | $950,000 | $843,728 | +12.6% |
| Total Tax 2026 = estimate |
~$19,442
Estimated
|
~$17,267
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $950,000 | $950,000 | +0 (+0.0%) |
| Taxable Value | $950,000 | $950,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $950,000 | $481,643 | $468,357 | — | $950,000 | $950,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $843,728 | $616,175 | $227,553 | — | $843,728 | $843,728 | ~$17,267 | Partial |
| 2024 | $888,000 | — | — | −$283,000 | $605,000 | $— | $19,570 | Verified |
| 2023 | $934,759 | — | — | −$329,759 | $605,000 | $— | $16,066 | Verified |
| 2022 | $808,100 | — | — | −$203,100 | $605,000 | $— | $18,461 | Verified |
| 2021 | $802,864 | — | — | −$417,864 | $385,000 | $— | $17,590 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.6% | +12.6% | ~100% | Not available | Partial |
| 2025 | -14.6% | -14.6% | ~100% | Not available | Partial |
| 2024 | +11.2% | +11.2% | ~100% | 1.9800% | Verified |
| 2023 | -5.0% | -5.0% | ~100% | 1.8100% | Verified |
| 2022 | +15.7% | +15.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +12.6% | +3.8% | -1.0% | +15.7% | 2023 | -5.0% | 2024 |
| Assessment Ratio | 100.0% | 76.0% | — | 100.0% | 2025 | 48.0% | 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 |
$17,267 | $17,791 | ~$17,062 | $19,570 | 2024 | $16,066 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$854,265 | ~$854,265 | ~2.0139% | ~$17,204 | +1.2% |
| 2027 | ~$864,933 | ~$864,933 | ~1.9814% | ~$17,138 | +2.5% |
| 2028 | ~$875,735 | ~$875,735 | ~1.9488% | ~$17,067 | +3.8% |
| 2029 | ~$886,672 | ~$886,672 | ~1.9163% | ~$16,991 | +5.1% |
| 2030 | ~$897,745 | ~$897,745 | ~1.8837% | ~$16,911 | +6.4% |
| 2026 | ~$837,390 | ~$837,390 | ~2.0465% | ~$17,137 | -0.8% |
| 2027 | ~$831,100 | ~$831,100 | ~2.0465% | ~$17,008 | -1.5% |
| 2028 | ~$824,858 | ~$824,858 | ~2.0465% | ~$16,881 | -2.2% |
| 2029 | ~$818,662 | ~$818,662 | ~2.0465% | ~$16,754 | -3.0% |
| 2030 | ~$812,512 | ~$812,512 | ~2.0465% | ~$16,628 | -3.7% |
| 2026 | ~$871,139 | ~$871,139 | ~1.9977% | ~$17,402 | +3.2% |
| 2027 | ~$899,442 | ~$899,442 | ~1.9488% | ~$17,529 | +6.6% |
| 2028 | ~$928,663 | ~$928,663 | ~1.9000% | ~$17,645 | +10.1% |
| 2029 | ~$958,834 | ~$958,834 | ~1.8512% | ~$17,750 | +13.6% |
| 2030 | ~$989,985 | ~$989,985 | ~1.8024% | ~$17,843 | +17.3% |
In 2025, this property's market value of $843,728 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +62% 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 | $843,728 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $888,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $934,759 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $808,100 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $802,864 | $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.