506 BLACKSON AVE AUSTIN, TX 78752
| Owner | SUHA ALEX D |
|---|---|
| Parcel ID | 0231140519 |
| Short ID | 232627 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,730 SF |
| Land SF | 7,499 SF |
| Acres | 0.172 |
| Year Built | 1983 |
| Legal | LOT 15 BLK 5 ST JOHNS HOME ADDN |
| Neighborhood | Y7005 |
| Land | $257,988 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $257,988 |
| Improvement | $95,960 |
|---|---|
| Total Improvement | $95,960 |
| Market | $353,948 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $353,948 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $353,948 |
| Taxable Value | $353,948 |
|---|
Appreciation: Market value has risen +19.9% from $295,228 (2021) to $353,948 (2025), a CAGR of 4.6% 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 $7,243. 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 73% of market value ($257,988 land vs $95,960 improvements), about $34/SF of land. With value concentrated in the land under a ~43-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 $353,948, 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 +4.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $444,035 by 2030, with an estimated annual tax burden around $8,364. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,730 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,730 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 528 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 160 SF | ✗ |
| 612 | TERRACE UNCOVERD | 90 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% | $3,274.73 | $3,274.73 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,854.75 | $1,854.75 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,330.30 | $1,330.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $417.74 | $417.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $365.98 | $365.98 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $7,243.50 | $7,243.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $272,819 | $353,948 | -22.9% |
| Assessed Value | $272,819 | $353,948 | -22.9% |
| Land Value | $171,992 | $257,988 | -33.3% |
| Improvement Value | $100,827 | $95,960 | +5.1% |
| Taxable Value | $272,819 | $353,948 | -22.9% |
| Total Tax 2026 = estimate |
~$5,583
Estimated
|
~$7,244
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $272,819 | $272,819 | +0 (+0.0%) |
| Taxable Value | $272,819 | $272,819 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $272,819 | $171,992 | $100,827 | — | $272,819 | $272,819 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $353,948 | $257,988 | $95,960 | — | $353,948 | $353,948 | ~$7,244 | Partial |
| 2024 | $553,034 | — | — | −$313,034 | $240,000 | $— | $8,718 | Verified |
| 2023 | $574,340 | — | — | −$334,340 | $240,000 | $— | $10,006 | Verified |
| 2022 | $373,051 | — | — | −$133,051 | $240,000 | $— | $11,343 | Verified |
| 2021 | $295,228 | — | — | −$135,228 | $160,000 | $— | $8,120 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -22.9% | -22.9% | ~100% | Not available | Partial |
| 2025 | -19.5% | -19.5% | ~100% | Not available | Partial |
| 2024 | -20.5% | -20.5% | ~100% | 1.9800% | Verified |
| 2023 | -3.7% | -3.7% | ~100% | 1.8100% | Verified |
| 2022 | +54.0% | +54.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.7500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -5.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -22.9% | +3.6% | +10.9% | +54.0% | 2023 | -36.0% | 2025 |
| Assessment Ratio | 100.0% | 67.3% | — | 100.0% | 2025 | 41.8% | 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 |
$7,244 | $9,086 | ~$7,907 | $11,343 | 2022 | $7,244 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$370,369 | ~$370,369 | ~2.0139% | ~$7,459 | +4.6% |
| 2027 | ~$387,552 | ~$387,552 | ~1.9814% | ~$7,679 | +9.5% |
| 2028 | ~$405,533 | ~$405,533 | ~1.9488% | ~$7,903 | +14.6% |
| 2029 | ~$424,347 | ~$424,347 | ~1.9163% | ~$8,132 | +19.9% |
| 2030 | ~$444,035 | ~$444,035 | ~1.8837% | ~$8,364 | +25.5% |
| 2026 | ~$363,290 | ~$363,290 | ~2.0465% | ~$7,435 | +2.6% |
| 2027 | ~$372,879 | ~$372,879 | ~2.0465% | ~$7,631 | +5.3% |
| 2028 | ~$382,721 | ~$382,721 | ~2.0465% | ~$7,832 | +8.1% |
| 2029 | ~$392,823 | ~$392,823 | ~2.0465% | ~$8,039 | +11.0% |
| 2030 | ~$403,191 | ~$403,191 | ~2.0465% | ~$8,251 | +13.9% |
| 2026 | ~$377,448 | ~$377,448 | ~1.9977% | ~$7,540 | +6.6% |
| 2027 | ~$402,509 | ~$402,509 | ~1.9488% | ~$7,844 | +13.7% |
| 2028 | ~$429,233 | ~$429,233 | ~1.9000% | ~$8,155 | +21.3% |
| 2029 | ~$457,732 | ~$457,732 | ~1.8512% | ~$8,474 | +29.3% |
| 2030 | ~$488,123 | ~$488,123 | ~1.8024% | ~$8,798 | +37.9% |
In 2025, this property's market value of $353,948 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -32% 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 | $353,948 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $553,034 | $467,458 | $564,615 | $848,565 | ↓ Below median | -6.3% |
| 2023 | $574,340 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $373,051 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $295,228 | $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.