5608 AVENUE F TX 78752
| Owner | BEL KOENIG FLATS LLC |
|---|---|
| Parcel ID | 0227090905 |
| Short ID | 228148 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 145,415 SF |
| Land SF | 101,997 SF |
| Acres | 2.342 |
| Year Built | 2015 |
| Legal | 2.3415 AC OF LOT 1A PARKER & HOWARD SUBD |
| Neighborhood | 08NC |
| Land | $6,629,805 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,629,805 |
| Improvement | $39,580,195 |
|---|---|
| Total Improvement | $39,580,195 |
| Market | $46,210,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $46,210,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $46,210,000 |
| Taxable Value | $46,210,000 |
|---|
Appreciation: Market value has risen +8.2% from $42,700,000 (2021) to $46,210,000 (2025), a CAGR of 2.0% over 4 years. Growth has been relatively flat for this asset class. 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 $945,681. 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 14% of market value ($6,629,805 land vs $39,580,195 improvements), about $65/SF of land. Most value sits in the improvements, so building condition, age (~11 yrs), and rent roll drive the underwriting.
Submarket Position: At $46,210,000, 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 +2.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $51,005,979 by 2030, with an estimated annual tax burden around $960,821. 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 |
|---|---|---|---|
| 187 | PARKING GARAGE | 88,000 SF | ✓ |
| 1ST | 1st Floor | 55,910 SF | ✓ |
| 2ND | 2nd Floor | 53,020 SF | ✓ |
| 3RD | 3rd Floor | 36,485 SF | ✓ |
| 4TH | 4th Floor | 23,993 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% | $427,534.92 | $427,534.92 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $242,148.26 | $242,148.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $173,677.97 | $173,677.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $54,538.43 | $54,538.43 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $47,781.14 | $47,781.14 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $945,680.72 | $945,680.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $46,200,000 | $46,210,000 | -0.0% |
| Assessed Value | $46,200,000 | $46,210,000 | -0.0% |
| Land Value | $6,629,805 | $6,629,805 | +0.0% |
| Improvement Value | $39,570,195 | $39,580,195 | -0.0% |
| Taxable Value | $46,200,000 | $46,210,000 | -0.0% |
| Total Tax 2026 = estimate |
~$945,476
Estimated
|
~$945,681
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $46,200,000 | $46,200,000 | +0 (+0.0%) |
| Taxable Value | $46,200,000 | $46,200,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $46,200,000 | $6,629,805 | $39,570,195 | — | $46,200,000 | $46,200,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $46,210,000 | $6,629,805 | $39,580,195 | — | $46,210,000 | $46,210,000 | ~$945,681 | Partial |
| 2024 | $51,000,000 | — | — | −$44,370,195 | $6,629,805 | $— | $943,894 | Verified |
| 2023 | $49,700,000 | — | — | −$43,070,195 | $6,629,805 | $— | $924,836 | Verified |
| 2022 | $41,950,000 | — | — | −$36,850,150 | $5,099,850 | $— | $982,939 | Verified |
| 2021 | $42,700,000 | — | — | −$39,130,105 | $3,569,895 | $— | $913,117 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2025 | -7.6% | -7.6% | ~100% | Not available | Partial |
| 2024 | -5.9% | -5.9% | ~100% | 1.8900% | Verified |
| 2023 | +4.0% | +4.0% | ~100% | 1.7400% | Verified |
| 2022 | +21.9% | +21.9% | ~100% | 1.9200% | Verified |
| 2021 | base year | — | ~100% | 2.1400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +10.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +-0.0% | +2.0% | +2.0% | +18.5% | 2023 | -9.4% | 2025 |
| Assessment Ratio | 100.0% | 41.1% | — | 100.0% | 2025 | 8.4% | 2021 |
| 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 |
$945,681 | $942,093 | ~$955,269 | $982,939 | 2022 | $913,117 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$47,131,688 | ~$47,131,688 | ~2.0139% | ~$949,202 | +2.0% |
| 2027 | ~$48,071,759 | ~$48,071,759 | ~1.9814% | ~$952,488 | +4.0% |
| 2028 | ~$49,030,581 | ~$49,030,581 | ~1.9488% | ~$955,527 | +6.1% |
| 2029 | ~$50,008,527 | ~$50,008,527 | ~1.9163% | ~$958,309 | +8.2% |
| 2030 | ~$51,005,979 | ~$51,005,979 | ~1.8837% | ~$960,821 | +10.4% |
| 2026 | ~$46,207,488 | ~$46,207,488 | ~2.0465% | ~$945,629 | -0.0% |
| 2027 | ~$46,204,976 | ~$46,204,976 | ~2.0465% | ~$945,578 | -0.0% |
| 2028 | ~$46,202,464 | ~$46,202,464 | ~2.0465% | ~$945,526 | -0.0% |
| 2029 | ~$46,199,952 | ~$46,199,952 | ~2.0465% | ~$945,475 | -0.0% |
| 2030 | ~$46,197,440 | ~$46,197,440 | ~2.0465% | ~$945,424 | -0.0% |
| 2026 | ~$48,055,888 | ~$48,055,888 | ~1.9977% | ~$959,994 | +4.0% |
| 2027 | ~$49,975,511 | ~$49,975,511 | ~1.9488% | ~$973,942 | +8.1% |
| 2028 | ~$51,971,814 | ~$51,971,814 | ~1.9000% | ~$987,473 | +12.5% |
| 2029 | ~$54,047,861 | ~$54,047,861 | ~1.8512% | ~$1,000,531 | +17.0% |
| 2030 | ~$56,206,837 | ~$56,206,837 | ~1.8024% | ~$1,013,056 | +21.6% |
In 2025, this property's market value of $46,210,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 89× 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 | $46,210,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $51,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $49,700,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $41,950,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $42,700,000 | $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.