5516 GROVER AVE TX 78756
| Owner | BARR PAUL T & ILENE TRUST |
|---|---|
| Parcel ID | 0228060908 |
| Short ID | 228860 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 8,790 SF |
| Land SF | 14,517 SF |
| Acres | 0.333 |
| Year Built | 1971 |
| Legal | LOT 8 BLK 16 *LESS E 7.5 BROADACRES |
| Neighborhood | 05NC |
| Land | $725,850 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $725,850 |
| Improvement | $1,208,050 |
|---|---|
| Total Improvement | $1,208,050 |
| Market | $1,933,900 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,933,900 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,933,900 |
| Taxable Value | $1,933,900 |
|---|
Appreciation: Market value has risen +33.3% from $1,450,350 (2021) to $1,933,900 (2025), a CAGR of 7.5% over 4 years. This represents moderate, steady growth. 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 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 $39,577. 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 38% of market value ($725,850 land vs $1,208,050 improvements), about $50/SF of land. Most value sits in the improvements, so building condition, age (~55 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,933,900, 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 +7.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,770,993 by 2030, with an estimated annual tax burden around $52,198. 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 | 6,300 SF | ✗ |
| 1ST | 1st Floor | 4,395 SF | ✓ |
| 2ND | 2nd Floor | 4,395 SF | ✓ |
| 591 | MASONRY TRIM SF | 1,900 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 659 SF | ✗ |
| 601 | POOL COMM'L | 600 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 595 SF | ✗ |
| SO | Sketch Only | 64 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% | $17,892.44 | $17,892.44 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,133.96 | $10,133.96 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,268.47 | $7,268.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,282.45 | $2,282.45 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,999.65 | $1,999.65 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $39,576.97 | $39,576.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,850,000 | $1,933,900 | -4.3% |
| Assessed Value | $1,850,000 | $1,933,900 | -4.3% |
| Land Value | $725,850 | $725,850 | +0.0% |
| Improvement Value | $1,124,150 | $1,208,050 | -6.9% |
| Taxable Value | $1,850,000 | $1,933,900 | -4.3% |
| Total Tax 2026 = estimate |
~$37,860
Estimated
|
~$39,577
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,241,450 | $1,850,000 | -391,450 (-17.5%) |
| Taxable Value | $2,241,450 | $1,850,000 | -391,450 (-17.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,850,000 | $725,850 | $1,124,150 | — | $1,850,000 | $1,850,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,933,900 | $725,850 | $1,208,050 | — | $1,933,900 | $1,933,900 | ~$39,577 | Partial |
| 2024 | $1,845,900 | — | — | −$1,120,050 | $725,850 | $— | $38,324 | Verified |
| 2023 | $1,714,050 | — | — | −$988,200 | $725,850 | $— | $33,397 | Verified |
| 2022 | $1,495,000 | — | — | −$769,150 | $725,850 | $— | $33,851 | Verified |
| 2021 | $1,450,350 | — | — | −$724,500 | $725,850 | $— | $32,541 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +15.9% | +15.9% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +4.8% | +4.8% | ~100% | 1.9800% | Verified |
| 2023 | +7.7% | +7.7% | ~100% | 1.8100% | Verified |
| 2022 | +11.4% | +11.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.3% | +5.2% | +8.4% | +14.7% | 2023 | -4.3% | 2026 |
| Assessment Ratio | 100.0% | 63.4% | — | 100.0% | 2025 | 39.3% | 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 |
$39,577 | $35,538 | ~$46,896 | $39,577 | 2025 | $32,541 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,078,138 | ~$2,078,138 | ~2.0139% | ~$41,852 | +7.5% |
| 2027 | ~$2,233,133 | ~$2,233,133 | ~1.9814% | ~$44,247 | +15.5% |
| 2028 | ~$2,399,689 | ~$2,399,689 | ~1.9488% | ~$46,766 | +24.1% |
| 2029 | ~$2,578,667 | ~$2,578,667 | ~1.9163% | ~$49,415 | +33.3% |
| 2030 | ~$2,770,993 | ~$2,770,993 | ~1.8837% | ~$52,198 | +43.3% |
| 2026 | ~$2,039,460 | ~$2,039,460 | ~2.0465% | ~$41,737 | +5.5% |
| 2027 | ~$2,150,781 | ~$2,150,781 | ~2.0465% | ~$44,015 | +11.2% |
| 2028 | ~$2,268,179 | ~$2,268,179 | ~2.0465% | ~$46,418 | +17.3% |
| 2029 | ~$2,391,985 | ~$2,391,985 | ~2.0465% | ~$48,952 | +23.7% |
| 2030 | ~$2,522,549 | ~$2,522,549 | ~2.0465% | ~$51,624 | +30.4% |
| 2026 | ~$2,116,816 | ~$2,116,816 | ~1.9977% | ~$42,287 | +9.5% |
| 2027 | ~$2,317,032 | ~$2,317,032 | ~1.9488% | ~$45,155 | +19.8% |
| 2028 | ~$2,536,186 | ~$2,536,186 | ~1.9000% | ~$48,188 | +31.1% |
| 2029 | ~$2,776,068 | ~$2,776,068 | ~1.8512% | ~$51,390 | +43.5% |
| 2030 | ~$3,038,639 | ~$3,038,639 | ~1.8024% | ~$54,768 | +57.1% |
In 2025, this property's market value of $1,933,900 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 4× 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 | $1,933,900 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,845,900 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,714,050 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,495,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,450,350 | $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.