306 W 42 ST TX 78751
| Owner | NOURI NATALIE M & SARAH E NOURI |
|---|---|
| Parcel ID | 0221051016 |
| Short ID | 218058 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,184 SF |
| Land SF | 3,548 SF |
| Acres | 0.081 |
| Year Built | 1930 |
| Legal | 0.0815 AC OF LOT 14-16 BLK 16 HYDE PARK ADDN NO 2 |
| Neighborhood | Z65005 |
| Land | $482,570 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $482,570 |
| Improvement | $81,235 |
|---|---|
| Total Improvement | $81,235 |
| Market | $563,805 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $563,805 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $563,805 |
| Exemptions (−) (HS) | −$112,761 |
|---|---|
| Taxable Value | $451,044 |
Appreciation: Market value has risen +62.2% from $347,700 (2021) to $563,805 (2025), a CAGR of 12.8% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $9,231. Austin ISD is the largest single contributor, at 43.1% 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 86% of market value ($482,570 land vs $81,235 improvements), about $136/SF of land. With value concentrated in the land under a ~96-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 $563,805, this parcel sits in the upper-middle (50th–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 +12.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,031,654 by 2030, with an estimated annual tax burden around $17,105. 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 | 1,184 SF | ✓ |
| 031 | GARAGE DET 1ST F | 360 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 70 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% | $3,921.04 | $3,921.04 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,363.55 | $2,363.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,695.23 | $1,695.23 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $577.14 | $577.14 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $532.34 | $532.34 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $9,089.30 | $9,089.30 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $462,757 | $563,805 | -17.9% |
| Assessed Value | $462,757 | $563,805 | -17.9% |
| Land Value | $328,050 | $482,570 | -32.0% |
| Improvement Value | $134,707 | $81,235 | +65.8% |
| Taxable Value | $370,206 | $451,044 | -17.9% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$7,576
Estimated
|
~$9,089
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $462,757 | $462,757 | +0 (+0.0%) |
| Taxable Value | $370,206 | $370,206 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $462,757 | $328,050 | $134,707 | — | $462,757 | $370,206 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $563,805 | $482,570 | $81,235 | — | $563,805 | $451,044 | ~$9,089 | Partial |
| 2024 | $555,930 | — | — | −$88,430 | $467,500 | $— | $9,658 | Verified |
| 2023 | $615,106 | — | — | −$147,606 | $467,500 | $— | $8,247 | Verified |
| 2022 | $443,772 | — | — | — | $467,500 ! | $— | $10,661 | Verified |
| 2021 | $347,700 | — | — | −$50,200 | $297,500 | $— | $9,660 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -17.9% | -17.9% | ~100% | Not available | Partial |
| 2025 | -4.6% | -4.6% | ~100% | Not available | Partial |
| 2024 | +6.3% | +6.3% | ~100% | 1.6300% | Verified |
| 2023 | -9.6% | -9.6% | ~100% | 1.4800% | Verified |
| 2022 | +38.6% | +38.6% | ~100% | 1.7300% | Verified |
| 2021 | base year | — | ~100% | 2.7800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -17.9% | +8.0% | +17.8% | +38.6% | 2023 | -17.9% | 2026 |
| Assessment Ratio | 100.0% | 91.8% | — | 105.3% | 2022 | 76.0% | 2023 |
| Effective Tax Rate (2025) | 1.6100% | 1.6100% | — | 1.6100% | 2025 | 1.6100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,089 | $9,463 | ~$14,711 | $10,661 | 2022 | $8,247 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$636,224 | ~$620,186 | ~2.0139% | ~$12,490 | +12.8% |
| 2027 | ~$717,945 | ~$682,204 | ~1.9814% | ~$13,517 | +27.3% |
| 2028 | ~$810,162 | ~$750,424 | ~1.9488% | ~$14,625 | +43.7% |
| 2029 | ~$914,225 | ~$825,467 | ~1.9163% | ~$15,818 | +62.2% |
| 2030 | ~$1,031,654 | ~$908,014 | ~1.8837% | ~$17,105 | +83.0% |
| 2026 | ~$624,948 | ~$620,186 | ~2.0465% | ~$12,692 | +10.8% |
| 2027 | ~$692,721 | ~$682,204 | ~2.0465% | ~$13,961 | +22.9% |
| 2028 | ~$767,845 | ~$750,424 | ~2.0465% | ~$15,357 | +36.2% |
| 2029 | ~$851,115 | ~$825,467 | ~2.0465% | ~$16,893 | +51.0% |
| 2030 | ~$943,416 | ~$908,014 | ~2.0465% | ~$18,582 | +67.3% |
| 2026 | ~$647,500 | ~$620,186 | ~1.9977% | ~$12,389 | +14.8% |
| 2027 | ~$743,619 | ~$682,204 | ~1.9488% | ~$13,295 | +31.9% |
| 2028 | ~$854,007 | ~$750,424 | ~1.9000% | ~$14,258 | +51.5% |
| 2029 | ~$980,782 | ~$825,467 | ~1.8512% | ~$15,281 | +74.0% |
| 2030 | ~$1,126,375 | ~$908,014 | ~1.8024% | ~$16,366 | +99.8% |
In 2025, this property's market value of $563,805 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +8% 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 | $563,805 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $555,930 | $467,458 | $564,615 | $848,565 | ↓ Below median | -6.3% |
| 2023 | $615,106 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $443,772 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $347,700 | $300,453 | $376,850 | $539,896 | ↓ Below 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.