411 W ST JOHNS AVE TX 78752
| Owner | PORTILLO MATTHEW |
|---|---|
| Parcel ID | 0231110108 |
| Short ID | 232338 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,302 SF |
| Land SF | 9,242 SF |
| Acres | 0.212 |
| Year Built | 1963 |
| Legal | LOT 5 DENSON ELMER SUBD SEC 2 |
| Neighborhood | Y7005 |
| Land | $363,636 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $363,636 |
| Improvement | $3,425 |
|---|---|
| Total Improvement | $3,425 |
| Market | $367,061 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $367,061 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $367,061 |
| Taxable Value | $367,061 |
|---|
Appreciation: Market value has risen +23.7% from $296,636 (2021) to $367,061 (2025), a CAGR of 5.5% over 4 years. This represents moderate, steady growth. 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 $7,512. 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 99% of market value ($363,636 land vs $3,425 improvements), about $39/SF of land. With value concentrated in the land under a ~63-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 $367,061, this parcel sits in the bottom quartile (<25th 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 +5.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $479,050 by 2030, with an estimated annual tax burden around $9,024. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,302 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,302 SF | ✗ |
| 061 | CARPORT ATT 1ST | 460 SF | ✗ |
| 581 | STORAGE ATT | 115 SF | ✓ |
| SO | Sketch Only | 115 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 92 SF | ✗ |
| 252 | BEDROOMS | 4 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% | $3,396.05 | $3,396.05 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,923.46 | $1,923.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,379.58 | $1,379.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $433.22 | $433.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $379.54 | $379.54 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $7,511.85 | $7,511.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $249,299 | $367,061 | -32.1% |
| Assessed Value | $249,299 | $367,061 | -32.1% |
| Land Value | $242,424 | $363,636 | -33.3% |
| Improvement Value | $6,875 | $3,425 | +100.7% |
| Taxable Value | $249,299 | $367,061 | -32.1% |
| Total Tax 2026 = estimate |
~$5,102
Estimated
|
~$7,512
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $289,277 | $249,299 | -39,978 (-13.8%) |
| Taxable Value | $289,277 | $249,299 | -39,978 (-13.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $249,299 | $242,424 | $6,875 | — | $249,299 | $249,299 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $367,061 | $363,636 | $3,425 | — | $367,061 | $367,061 | ~$7,512 | Partial |
| 2024 | $433,933 | — | — | −$88,933 | $345,000 | $— | $8,234 | Verified |
| 2023 | $454,586 | — | — | −$144,086 | $310,500 | $— | $7,851 | Verified |
| 2022 | $300,000 | — | — | — | $310,500 ! | $— | $8,978 | Verified |
| 2021 | $296,636 | — | — | −$89,636 | $207,000 | $— | $6,530 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -21.2% | -21.2% | ~100% | Not available | Partial |
| 2025 | -11.7% | -11.7% | ~100% | Not available | Partial |
| 2024 | -4.3% | -4.3% | ~100% | 1.9800% | Verified |
| 2023 | -4.5% | -4.5% | ~100% | 1.8100% | Verified |
| 2022 | +51.5% | +51.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +22.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -32.1% | +0.1% | +15.4% | +51.5% | 2023 | -32.1% | 2026 |
| Assessment Ratio | 100.0% | 86.9% | — | 103.5% | 2022 | 68.3% | 2023 |
| 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 |
$7,512 | $7,821 | ~$8,402 | $8,978 | 2022 | $6,530 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$387,139 | ~$387,139 | ~2.0139% | ~$7,797 | +5.5% |
| 2027 | ~$408,315 | ~$408,315 | ~1.9814% | ~$8,090 | +11.2% |
| 2028 | ~$430,650 | ~$430,650 | ~1.9488% | ~$8,393 | +17.3% |
| 2029 | ~$454,206 | ~$454,206 | ~1.9163% | ~$8,704 | +23.7% |
| 2030 | ~$479,050 | ~$479,050 | ~1.8837% | ~$9,024 | +30.5% |
| 2026 | ~$379,798 | ~$379,798 | ~2.0465% | ~$7,773 | +3.5% |
| 2027 | ~$392,976 | ~$392,976 | ~2.0465% | ~$8,042 | +7.1% |
| 2028 | ~$406,612 | ~$406,612 | ~2.0465% | ~$8,321 | +10.8% |
| 2029 | ~$420,721 | ~$420,721 | ~2.0465% | ~$8,610 | +14.6% |
| 2030 | ~$435,320 | ~$435,320 | ~2.0465% | ~$8,909 | +18.6% |
| 2026 | ~$394,480 | ~$394,480 | ~1.9977% | ~$7,880 | +7.5% |
| 2027 | ~$423,947 | ~$423,947 | ~1.9488% | ~$8,262 | +15.5% |
| 2028 | ~$455,616 | ~$455,616 | ~1.9000% | ~$8,657 | +24.1% |
| 2029 | ~$489,650 | ~$489,650 | ~1.8512% | ~$9,064 | +33.4% |
| 2030 | ~$526,227 | ~$526,227 | ~1.8024% | ~$9,485 | +43.4% |
In 2025, this property's market value of $367,061 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -29% below 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 | $367,061 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $433,933 | $467,458 | $564,615 | $848,565 | ↓ Bottom 25% | -6.3% |
| 2023 | $454,586 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $300,000 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $296,636 | $300,453 | $376,850 | $539,896 | ↓ Bottom 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.