4904 ROWENA AVE TX
| Owner | PAINE JAMES & LAUREN NICITA |
|---|---|
| Parcel ID | 0223080125 |
| Short ID | 221403 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,168 SF |
| Land SF | 9,625 SF |
| Acres | 0.221 |
| Year Built | 1962 |
| Legal | LOT 3 BLK 13 HEGMAN SUBD |
| Neighborhood | Z65005 |
| Land | $666,861 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $666,861 |
| Improvement | $65,697 |
|---|---|
| Total Improvement | $65,697 |
| Market | $732,558 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $732,558 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $732,558 |
| Exemptions (−) (HS,OV65) | −$238,452 |
|---|---|
| Taxable Value | $494,106 |
Appreciation: Market value has risen +19.9% from $610,900 (2021) to $732,558 (2025), a CAGR of 4.6% over 4 years. This represents moderate, steady growth. 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 $10,112. Austin ISD is the largest single contributor, at 35.5% 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 91% of market value ($666,861 land vs $65,697 improvements), about $69/SF of land. With value concentrated in the land under a ~64-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 $732,558, 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 +4.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $919,246 by 2030, with an estimated annual tax burden around $17,316. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,168 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,168 SF | ✗ |
| 061 | CARPORT ATT 1ST | 228 SF | ✗ |
| 581 | STORAGE ATT | 120 SF | ✓ |
| 612 | TERRACE UNCOVERD | 16 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% | $2,891.36 | $2,891.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,333.58 | $2,333.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,857.07 | $1,857.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $533.61 | $533.61 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $521.42 | $521.42 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $8,137.04 | $8,137.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $676,626 | $732,558 | -7.6% |
| Assessed Value | $676,626 | $732,558 | -7.6% |
| Land Value | $407,245 | $666,861 | -38.9% |
| Improvement Value | $269,381 | $65,697 | +310.0% |
| Taxable Value | $443,396 | $494,106 | -10.3% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$9,074
Estimated
|
~$8,137
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $803,498 | $676,626 | -126,872 (-15.8%) |
| Taxable Value | $555,823 | $443,396 | -112,427 (-20.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $676,626 | $407,245 | $269,381 | — | $676,626 | $443,396 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $732,558 | $666,861 | $65,697 | — | $732,558 | $494,106 | ~$8,137 | Partial |
| 2024 | $787,441 | — | — | −$127,441 | $660,000 | $— | $9,724 | Verified |
| 2023 | $894,909 | — | — | −$234,909 | $660,000 | $— | $9,121 | Verified |
| 2022 | $749,452 | — | — | −$89,452 | $660,000 | $— | $11,918 | Verified |
| 2021 | $610,900 | — | — | −$190,900 | $420,000 | $— | $11,489 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.7% | +9.7% | ~100% | Not available | Partial |
| 2025 | -8.2% | -8.2% | ~100% | Not available | Partial |
| 2024 | +1.3% | +1.3% | ~100% | 1.2200% | Verified |
| 2023 | -18.3% | -2.8% | ~100% | 1.1600% | Verified |
| 2022 | +28.6% | +17.0% | 84.0% | 1.2400% | Verified |
| 2021 | base year | — | 92.3% | 1.8800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -2.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.6% | +3.1% | +6.4% | +22.7% | 2022 | -12.0% | 2024 |
| Assessment Ratio | 100.0% | 85.8% | — | 100.0% | 2025 | 68.8% | 2021 |
| Effective Tax Rate (2025) | 1.1100% | 1.1100% | — | 1.1100% | 2025 | 1.1100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,137 | $10,078 | ~$16,369 | $11,918 | 2022 | $8,137 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$766,584 | ~$766,584 | ~2.0139% | ~$15,439 | +4.6% |
| 2027 | ~$802,191 | ~$802,191 | ~1.9814% | ~$15,895 | +9.5% |
| 2028 | ~$839,452 | ~$839,452 | ~1.9488% | ~$16,360 | +14.6% |
| 2029 | ~$878,444 | ~$878,444 | ~1.9163% | ~$16,834 | +19.9% |
| 2030 | ~$919,246 | ~$919,246 | ~1.8837% | ~$17,316 | +25.5% |
| 2026 | ~$751,933 | ~$751,933 | ~2.0465% | ~$15,388 | +2.6% |
| 2027 | ~$771,821 | ~$771,821 | ~2.0465% | ~$15,795 | +5.4% |
| 2028 | ~$792,235 | ~$792,235 | ~2.0465% | ~$16,213 | +8.1% |
| 2029 | ~$813,188 | ~$813,188 | ~2.0465% | ~$16,642 | +11.0% |
| 2030 | ~$834,696 | ~$834,696 | ~2.0465% | ~$17,082 | +13.9% |
| 2026 | ~$781,236 | ~$781,236 | ~1.9977% | ~$15,606 | +6.6% |
| 2027 | ~$833,148 | ~$833,148 | ~1.9488% | ~$16,237 | +13.7% |
| 2028 | ~$888,509 | ~$888,509 | ~1.9000% | ~$16,882 | +21.3% |
| 2029 | ~$947,550 | ~$947,550 | ~1.8512% | ~$17,541 | +29.3% |
| 2030 | ~$1,010,513 | ~$1,010,513 | ~1.8024% | ~$18,213 | +37.9% |
In 2025, this property's market value of $732,558 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +41% 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 | $732,558 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $787,441 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $894,909 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $749,452 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $610,900 | $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.