809 TIRADO ST TX 78752
| Owner | WATERLOO MFH GROUP LLC |
|---|---|
| Parcel ID | 0226140323 |
| Short ID | 226758 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 13,160 SF |
| Land SF | 23,720 SF |
| Acres | 0.545 |
| Year Built | 1962 |
| Legal | LOT 4-6 BLK 2 *LESS N5FT BROOKS SUBD |
| Neighborhood | 06NC1 |
| Land | $474,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $474,400 |
| Improvement | $3,423,400 |
|---|---|
| Total Improvement | $3,423,400 |
| Market | $3,897,800 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,897,800 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,897,800 |
| Taxable Value | $3,897,800 |
|---|
Appreciation: Market value has risen +48.1% from $2,632,000 (2021) to $3,897,800 (2025), a CAGR of 10.3% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $79,768. 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 12% of market value ($474,400 land vs $3,423,400 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~64 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,897,800, 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 +10.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,367,759 by 2030, with an estimated annual tax burden around $118,251. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 12,750 SF | ✗ |
| 1ST | 1st Floor | 6,580 SF | ✓ |
| 2ND | 2nd Floor | 6,580 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 1,135 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,135 SF | ✗ |
| 591 | MASONRY TRIM SF | 800 SF | ✗ |
| 581C | STORAGE ATT COMM | 60 SF | ✓ |
| SO | Sketch Only | 60 SF | ✗ |
| 413 | STAIRWAY EXT | 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% | $36,062.45 | $36,062.45 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $20,425.13 | $20,425.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,649.69 | $14,649.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,600.30 | $4,600.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,030.33 | $4,030.33 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $79,767.90 | $79,767.90 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,623,560 | $3,897,800 | -7.0% |
| Assessed Value | $3,623,560 | $3,897,800 | -7.0% |
| Land Value | $474,400 | $474,400 | +0.0% |
| Improvement Value | $3,149,160 | $3,423,400 | -8.0% |
| Taxable Value | $3,623,560 | $3,897,800 | -7.0% |
| Total Tax 2026 = estimate |
~$74,156
Estimated
|
~$79,768
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,623,560 | $3,623,560 | +0 (+0.0%) |
| Taxable Value | $3,623,560 | $3,623,560 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,623,560 | $474,400 | $3,149,160 | — | $3,623,560 | $3,623,560 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,897,800 | $474,400 | $3,423,400 | — | $3,897,800 | $3,897,800 | ~$79,768 | Partial |
| 2024 | $3,728,492 | — | — | −$3,254,092 | $474,400 | $— | $75,062 | Verified |
| 2023 | $3,158,400 | — | — | −$2,684,000 | $474,400 | $— | $67,458 | Verified |
| 2022 | $2,895,200 | — | — | −$2,420,800 | $474,400 | $— | $62,376 | Verified |
| 2021 | $2,632,000 | — | — | −$2,157,600 | $474,400 | $— | $63,019 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.0% | -7.0% | ~100% | Not available | Partial |
| 2025 | +2.9% | +2.9% | ~100% | Not available | Partial |
| 2024 | +1.6% | +1.6% | ~100% | 1.9800% | Verified |
| 2023 | +18.0% | +18.0% | ~100% | 1.8100% | Verified |
| 2022 | +9.1% | +9.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.0% | +6.9% | +12.0% | +18.1% | 2024 | -7.0% | 2026 |
| Assessment Ratio | 100.0% | 43.7% | — | 100.0% | 2025 | 12.7% | 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 |
$79,768 | $69,537 | ~$101,702 | $79,768 | 2025 | $62,376 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,299,847 | ~$4,287,580 | ~2.0139% | ~$86,349 | +10.3% |
| 2027 | ~$4,743,363 | ~$4,716,338 | ~1.9814% | ~$93,449 | +21.7% |
| 2028 | ~$5,232,627 | ~$5,187,972 | ~1.9488% | ~$101,105 | +34.2% |
| 2029 | ~$5,772,357 | ~$5,706,769 | ~1.9163% | ~$109,358 | +48.1% |
| 2030 | ~$6,367,759 | ~$6,277,446 | ~1.8837% | ~$118,251 | +63.4% |
| 2026 | ~$4,221,891 | ~$4,221,891 | ~2.0465% | ~$86,400 | +8.3% |
| 2027 | ~$4,572,929 | ~$4,572,929 | ~2.0465% | ~$93,584 | +17.3% |
| 2028 | ~$4,953,154 | ~$4,953,154 | ~2.0465% | ~$101,366 | +27.1% |
| 2029 | ~$5,364,994 | ~$5,364,994 | ~2.0465% | ~$109,794 | +37.6% |
| 2030 | ~$5,811,078 | ~$5,811,078 | ~2.0465% | ~$118,923 | +49.1% |
| 2026 | ~$4,377,803 | ~$4,287,580 | ~1.9977% | ~$85,651 | +12.3% |
| 2027 | ~$4,916,916 | ~$4,716,338 | ~1.9488% | ~$91,914 | +26.1% |
| 2028 | ~$5,522,420 | ~$5,187,972 | ~1.9000% | ~$98,572 | +41.7% |
| 2029 | ~$6,202,490 | ~$5,706,769 | ~1.8512% | ~$105,643 | +59.1% |
| 2030 | ~$6,966,308 | ~$6,277,446 | ~1.8024% | ~$113,143 | +78.7% |
In 2025, this property's market value of $3,897,800 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 7× 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 | $3,897,800 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $3,728,492 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $3,158,400 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $2,895,200 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $2,632,000 | $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.