5317 JEFF DAVIS AVE TX 78756
| Owner | FENTON CASA DE SOL |
|---|---|
| Parcel ID | 0227030307 |
| Short ID | 227633 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 16,300 SF |
| Land SF | 32,298 SF |
| Acres | 0.741 |
| Year Built | 1972 |
| Legal | LOT 5-6 *LESS W 5 FT BLK 7 BROADACRES |
| Neighborhood | 06NC |
| Land | $1,937,880 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,937,880 |
| Improvement | $3,604,120 |
|---|---|
| Total Improvement | $3,604,120 |
| Market | $5,542,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,542,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,542,000 |
| Taxable Value | $5,542,000 |
|---|
Appreciation: Market value has risen +70.0% from $3,260,000 (2021) to $5,542,000 (2025), a CAGR of 14.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $113,416. 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 35% of market value ($1,937,880 land vs $3,604,120 improvements), about $60/SF of land. Most value sits in the improvements, so building condition, age (~54 yrs), and rent roll drive the underwriting.
Submarket Position: At $5,542,000, 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 +14.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,757,904 by 2030, with an estimated annual tax burden around $168,132. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 15,300 SF | ✗ |
| 1ST | 1st Floor | 8,300 SF | ✓ |
| 2ND | 2nd Floor | 8,000 SF | ✓ |
| 591 | MASONRY TRIM SF | 5,350 SF | ✗ |
| SO | Sketch Only | 3,580 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,640 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,640 SF | ✗ |
| 601 | POOL COMM'L | 384 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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% | $51,274.58 | $51,274.58 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $29,041.02 | $29,041.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $20,829.33 | $20,829.33 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6,540.83 | $6,540.83 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,730.43 | $5,730.43 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $113,416.19 | $113,416.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,784,988 | $5,542,000 | -13.7% |
| Assessed Value | $4,784,988 | $5,542,000 | -13.7% |
| Land Value | $1,937,880 | $1,937,880 | +0.0% |
| Improvement Value | $2,847,108 | $3,604,120 | -21.0% |
| Taxable Value | $4,784,988 | $5,542,000 | -13.7% |
| Total Tax 2026 = estimate |
~$97,924
Estimated
|
~$113,416
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,784,988 | $4,784,988 | +0 (+0.0%) |
| Taxable Value | $4,784,988 | $4,784,988 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,784,988 | $1,937,880 | $2,847,108 | — | $4,784,988 | $4,784,988 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,542,000 | $1,937,880 | $3,604,120 | — | $5,542,000 | $5,542,000 | ~$113,416 | Partial |
| 2024 | $4,156,500 | — | — | −$2,218,620 | $1,937,880 | $— | $100,141 | Verified |
| 2023 | $3,500,000 | — | — | −$1,562,120 | $1,937,880 | $— | $66,537 | Verified |
| 2022 | $3,423,000 | — | — | −$1,485,120 | $1,937,880 | $— | $69,368 | Verified |
| 2021 | $3,260,000 | — | — | −$1,322,120 | $1,937,880 | $— | $74,508 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.7% | -13.7% | ~100% | Not available | Partial |
| 2025 | +9.7% | +9.7% | ~100% | Not available | Partial |
| 2024 | +21.6% | +21.6% | ~100% | 1.9800% | Verified |
| 2023 | +10.9% | +10.9% | ~100% | 1.6000% | Verified |
| 2022 | +9.5% | +9.5% | ~100% | 1.8500% | Verified |
| 2021 | base year | — | ~100% | 2.2900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +61.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.7% | +9.1% | +17.8% | +33.3% | 2025 | -13.7% | 2026 |
| Assessment Ratio | 100.0% | 69.7% | — | 100.0% | 2025 | 46.6% | 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 |
$113,416 | $84,794 | ~$144,603 | $113,416 | 2025 | $66,537 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,328,179 | ~$6,096,200 | ~2.0139% | ~$122,774 | +14.2% |
| 2027 | ~$7,225,884 | ~$6,705,820 | ~1.9814% | ~$132,868 | +30.4% |
| 2028 | ~$8,250,936 | ~$7,376,402 | ~1.9488% | ~$143,754 | +48.9% |
| 2029 | ~$9,421,400 | ~$8,114,042 | ~1.9163% | ~$155,489 | +70.0% |
| 2030 | ~$10,757,904 | ~$8,925,446 | ~1.8837% | ~$168,132 | +94.1% |
| 2026 | ~$6,217,339 | ~$6,096,200 | ~2.0465% | ~$124,758 | +12.2% |
| 2027 | ~$6,974,974 | ~$6,705,820 | ~2.0465% | ~$137,234 | +25.9% |
| 2028 | ~$7,824,932 | ~$7,376,402 | ~2.0465% | ~$150,957 | +41.2% |
| 2029 | ~$8,778,466 | ~$8,114,042 | ~2.0465% | ~$166,053 | +58.4% |
| 2030 | ~$9,848,195 | ~$8,925,446 | ~2.0465% | ~$182,658 | +77.7% |
| 2026 | ~$6,439,019 | ~$6,096,200 | ~1.9977% | ~$121,781 | +16.2% |
| 2027 | ~$7,481,228 | ~$6,705,820 | ~1.9488% | ~$130,686 | +35.0% |
| 2028 | ~$8,692,127 | ~$7,376,402 | ~1.9000% | ~$140,153 | +56.8% |
| 2029 | ~$10,099,020 | ~$8,114,042 | ~1.8512% | ~$150,207 | +82.2% |
| 2030 | ~$11,733,631 | ~$8,925,446 | ~1.8024% | ~$160,870 | +111.7% |
In 2025, this property's market value of $5,542,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 11× 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 | $5,542,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $4,156,500 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $3,500,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $3,423,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,260,000 | $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.