5009 AVENUE G TX
| Owner | WOLF L R & DAN R RICHTER |
|---|---|
| Parcel ID | 0223090605 |
| Short ID | 221567 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,120 SF |
| Land SF | 6,414 SF |
| Acres | 0.147 |
| Year Built | 1937 |
| Legal | LOT 23-24 BLK 52 HIGHLANDS THE |
| Neighborhood | Z65005 |
| Land | $560,909 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $560,909 |
| Improvement | $20,572 |
|---|---|
| Total Improvement | $20,572 |
| Market | $581,481 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $581,481 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $581,481 |
| Taxable Value | $581,481 |
|---|
Appreciation: Market value has risen +49.0% from $390,200 (2021) to $581,481 (2025), a CAGR of 10.5% 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 $11,900. 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 96% of market value ($560,909 land vs $20,572 improvements), about $87/SF of land. With value concentrated in the land under a ~89-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 $581,481, 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 +10.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $957,405 by 2030, with an estimated annual tax burden around $17,641. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,120 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 45 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% | $5,189.54 | $5,189.54 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,939.26 | $2,939.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,108.15 | $2,108.15 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $662.00 | $662.00 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $579.98 | $579.98 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,478.93 | $11,478.93 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $455,142 | $581,481 | -21.7% |
| Assessed Value | $455,142 | $581,481 | -21.7% |
| Land Value | $430,225 | $560,909 | -23.3% |
| Improvement Value | $24,917 | $20,572 | +21.1% |
| Taxable Value | $455,142 | $581,481 | -21.7% |
| Total Tax 2026 = estimate |
~$9,314
Estimated
|
~$11,479
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $540,485 | $455,142 | -85,343 (-15.8%) |
| Taxable Value | $540,485 | $455,142 | -85,343 (-15.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $455,142 | $430,225 | $24,917 | — | $455,142 | $455,142 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $581,481 | $560,909 | $20,572 | — | $581,481 | $581,481 | ~$11,479 | Partial |
| 2024 | $562,029 | — | — | −$12,029 | $550,000 | $— | $11,524 | Verified |
| 2023 | $607,502 | — | — | −$57,502 | $550,000 | $— | $10,168 | Verified |
| 2022 | $420,000 | — | — | — | $550,000 ! | $— | $11,998 | Verified |
| 2021 | $390,200 | — | — | −$40,200 | $350,000 | $— | $9,142 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.1% | -7.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +3.5% | +3.5% | ~100% | 1.9800% | Verified |
| 2023 | -16.6% | -16.6% | ~100% | 1.8100% | Verified |
| 2022 | +60.5% | +60.5% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 2.3400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +38.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -21.7% | +5.3% | +16.6% | +44.6% | 2023 | -21.7% | 2026 |
| Assessment Ratio | 100.0% | 101.5% | — | 131.0% | 2022 | 89.7% | 2021 |
| Effective Tax Rate (2025) | 1.9700% | 1.9700% | — | 1.9700% | 2025 | 1.9700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,479 | $10,862 | ~$15,172 | $11,998 | 2022 | $9,142 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$642,462 | ~$639,629 | ~2.0139% | ~$12,882 | +10.5% |
| 2027 | ~$709,839 | ~$703,592 | ~1.9814% | ~$13,941 | +22.1% |
| 2028 | ~$784,281 | ~$773,951 | ~1.9488% | ~$15,083 | +34.9% |
| 2029 | ~$866,530 | ~$851,346 | ~1.9163% | ~$16,314 | +49.0% |
| 2030 | ~$957,405 | ~$936,481 | ~1.8837% | ~$17,641 | +64.6% |
| 2026 | ~$630,833 | ~$630,833 | ~2.0465% | ~$12,910 | +8.5% |
| 2027 | ~$684,373 | ~$684,373 | ~2.0465% | ~$14,006 | +17.7% |
| 2028 | ~$742,457 | ~$742,457 | ~2.0465% | ~$15,194 | +27.7% |
| 2029 | ~$805,471 | ~$805,471 | ~2.0465% | ~$16,484 | +38.5% |
| 2030 | ~$873,833 | ~$873,833 | ~2.0465% | ~$17,883 | +50.3% |
| 2026 | ~$654,092 | ~$639,629 | ~1.9977% | ~$12,778 | +12.5% |
| 2027 | ~$735,770 | ~$703,592 | ~1.9488% | ~$13,712 | +26.5% |
| 2028 | ~$827,647 | ~$773,951 | ~1.9000% | ~$14,705 | +42.3% |
| 2029 | ~$930,997 | ~$851,346 | ~1.8512% | ~$15,760 | +60.1% |
| 2030 | ~$1,047,253 | ~$936,481 | ~1.8024% | ~$16,879 | +80.1% |
In 2025, this property's market value of $581,481 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +12% 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 | $581,481 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $562,029 | $467,458 | $564,615 | $848,565 | ↓ Below median | -6.3% |
| 2023 | $607,502 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $420,000 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $390,200 | $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.