814 E 49 ST TX 78751
| Owner | COULSON ANDREW & |
|---|---|
| Parcel ID | 0222110908 |
| Short ID | 220249 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,194 SF |
| Land SF | 11,195 SF |
| Acres | 0.257 |
| Year Built | 1940 |
| Legal | ABS 789 SUR 57 WALLACE J P 60X187 FT |
| Neighborhood | Z65005 |
| Land | $753,221 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $753,221 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $686,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $686,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $686,000 |
| Taxable Value | $686,000 |
|---|
Appreciation: Market value has risen +44.4% from $475,000 (2021) to $686,000 (2025), a CAGR of 9.6% 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 $14,039. 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 110% of market value ($753,221 land vs $0 improvements), about $67/SF of land. With value concentrated in the land under a ~86-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 $686,000, 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 +9.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,086,081 by 2030, with an estimated annual tax burden around $20,459. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,194 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,194 SF | ✗ |
| 512 | DECK UNCOVRED | 391 SF | ✗ |
| 581 | STORAGE ATT | 20 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% | $6,346.87 | $6,346.87 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,594.76 | $3,594.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,578.30 | $2,578.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $809.64 | $809.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $709.32 | $709.32 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,038.89 | $14,038.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $560,888 | $686,000 | -18.2% |
| Assessed Value | $560,888 | $686,000 | -18.2% |
| Land Value | $544,386 | $753,221 | -27.7% |
| Improvement Value | $16,502 | — | — |
| Taxable Value | $560,888 | $686,000 | -18.2% |
| Total Tax 2026 = estimate |
~$11,478
Estimated
|
~$14,039
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $686,122 | $560,888 | -125,234 (-18.3%) |
| Taxable Value | $686,122 | $560,888 | -125,234 (-18.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $560,888 | $544,386 | $16,502 | — | $560,888 | $560,888 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $686,000 | $753,221 | — | — | $686,000 | $686,000 | ~$14,039 | Partial |
| 2024 | $749,871 | — | — | −$7,371 | $742,500 | $— | $14,798 | Verified |
| 2023 | $717,928 | — | — | — | $742,500 ! | $— | $13,567 | Verified |
| 2022 | $541,649 | — | — | — | $717,928 ! | $— | $14,179 | Verified |
| 2021 | $475,000 | — | — | −$2,500 | $472,500 | $— | $11,790 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -8.1% | -8.1% | ~100% | Not available | Partial |
| 2024 | -0.4% | -0.4% | ~100% | 1.9800% | Verified |
| 2023 | +4.4% | +4.4% | ~100% | 1.8100% | Verified |
| 2022 | +32.5% | +32.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.2% | +4.8% | +14.5% | +32.5% | 2023 | -18.2% | 2026 |
| Assessment Ratio | 100.0% | 105.7% | — | 132.5% | 2022 | 99.0% | 2024 |
| 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 |
$14,039 | $13,675 | ~$17,707 | $14,798 | 2024 | $11,790 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$752,024 | ~$752,024 | ~2.0139% | ~$15,145 | +9.6% |
| 2027 | ~$824,403 | ~$824,403 | ~1.9814% | ~$16,335 | +20.2% |
| 2028 | ~$903,747 | ~$903,747 | ~1.9488% | ~$17,613 | +31.7% |
| 2029 | ~$990,728 | ~$990,728 | ~1.9163% | ~$18,985 | +44.4% |
| 2030 | ~$1,086,081 | ~$1,086,081 | ~1.8837% | ~$20,459 | +58.3% |
| 2026 | ~$738,304 | ~$738,304 | ~2.0465% | ~$15,109 | +7.6% |
| 2027 | ~$794,596 | ~$794,596 | ~2.0465% | ~$16,261 | +15.8% |
| 2028 | ~$855,180 | ~$855,180 | ~2.0465% | ~$17,501 | +24.7% |
| 2029 | ~$920,383 | ~$920,383 | ~2.0465% | ~$18,836 | +34.2% |
| 2030 | ~$990,558 | ~$990,558 | ~2.0465% | ~$20,272 | +44.4% |
| 2026 | ~$765,744 | ~$754,600 | ~1.9977% | ~$15,074 | +11.6% |
| 2027 | ~$854,758 | ~$830,060 | ~1.9488% | ~$16,177 | +24.6% |
| 2028 | ~$954,119 | ~$913,066 | ~1.9000% | ~$17,348 | +39.1% |
| 2029 | ~$1,065,031 | ~$1,004,373 | ~1.8512% | ~$18,593 | +55.3% |
| 2030 | ~$1,188,835 | ~$1,104,810 | ~1.8024% | ~$19,913 | +73.3% |
In 2025, this property's market value of $686,000 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +32% 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 | $686,000 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $749,871 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $717,928 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $541,649 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $475,000 | $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.