609 BLACKSON AVE TX 78752
| Owner | FU GENG & XIAOYING HUANG |
|---|---|
| Parcel ID | 0231140724 |
| Short ID | 232650 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,396 SF |
| Land SF | 7,404 SF |
| Acres | 0.170 |
| Year Built | 2004 |
| Legal | LOT 1 BLK 4 ST JOHNS HOME ADDN |
| Neighborhood | Y7005 |
| Land | $256,844 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $256,844 |
| Improvement | $71,678 |
|---|---|
| Total Improvement | $71,678 |
| Market | $328,522 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $328,522 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $328,522 |
| Taxable Value | $328,522 |
|---|
Appreciation: Market value has fallen -11.1% from $369,723 (2021) to $328,522 (2025), a CAGR of -2.9% over 4 years. Growth has been relatively flat for this asset class. 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 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 $6,723. 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 78% of market value ($256,844 land vs $71,678 improvements), about $35/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $328,522, 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 -2.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $283,416 by 2030, with an estimated annual tax burden around $5,339. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,396 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,396 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 104 SF | ✗ |
| 252 | BEDROOMS | 6 SF | ✓ |
| 251 | BATHROOM | 4 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% | $3,039.49 | $3,039.49 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,721.51 | $1,721.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,234.73 | $1,234.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $387.73 | $387.73 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $339.69 | $339.69 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $6,723.15 | $6,723.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $246,576 | $328,522 | -24.9% |
| Assessed Value | $246,576 | $328,522 | -24.9% |
| Land Value | $171,229 | $256,844 | -33.3% |
| Improvement Value | $75,347 | $71,678 | +5.1% |
| Taxable Value | $246,576 | $328,522 | -24.9% |
| Total Tax 2026 = estimate |
~$5,046
Estimated
|
~$6,723
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $279,058 | $246,576 | -32,482 (-11.6%) |
| Taxable Value | $279,058 | $246,576 | -32,482 (-11.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $246,576 | $171,229 | $75,347 | — | $246,576 | $246,576 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $328,522 | $256,844 | $71,678 | — | $328,522 | $328,522 | ~$6,723 | Partial |
| 2024 | $546,951 | — | — | −$306,951 | $240,000 | $— | $8,438 | Verified |
| 2023 | $578,543 | — | — | −$338,543 | $240,000 | $— | $9,896 | Verified |
| 2022 | $419,918 | — | — | −$179,918 | $240,000 | $— | $11,426 | Verified |
| 2021 | $369,723 | — | — | −$209,723 | $160,000 | $— | $9,140 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -15.1% | -15.1% | ~100% | Not available | Partial |
| 2025 | -22.8% | -22.8% | ~100% | Not available | Partial |
| 2024 | -22.2% | -22.2% | ~100% | 1.9800% | Verified |
| 2023 | -5.5% | -5.5% | ~100% | 1.8100% | Verified |
| 2022 | +37.8% | +37.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -21.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -24.9% | -3.8% | +3.5% | +37.8% | 2023 | -39.9% | 2025 |
| Assessment Ratio | 100.0% | 64.3% | — | 100.0% | 2025 | 41.5% | 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 |
$6,723 | $9,125 | ~$5,870 | $11,426 | 2022 | $6,723 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$318,960 | ~$318,960 | ~2.0139% | ~$6,424 | -2.9% |
| 2027 | ~$309,677 | ~$309,677 | ~1.9814% | ~$6,136 | -5.7% |
| 2028 | ~$300,663 | ~$300,663 | ~1.9488% | ~$5,859 | -8.5% |
| 2029 | ~$291,912 | ~$291,912 | ~1.9163% | ~$5,594 | -11.1% |
| 2030 | ~$283,416 | ~$283,416 | ~1.8837% | ~$5,339 | -13.7% |
| 2026 | ~$312,390 | ~$312,390 | ~2.0465% | ~$6,393 | -4.9% |
| 2027 | ~$297,050 | ~$297,050 | ~2.0465% | ~$6,079 | -9.6% |
| 2028 | ~$282,463 | ~$282,463 | ~2.0465% | ~$5,781 | -14.0% |
| 2029 | ~$268,592 | ~$268,592 | ~2.0465% | ~$5,497 | -18.2% |
| 2030 | ~$255,403 | ~$255,403 | ~2.0465% | ~$5,227 | -22.3% |
| 2026 | ~$325,531 | ~$325,531 | ~1.9977% | ~$6,503 | -0.9% |
| 2027 | ~$322,566 | ~$322,566 | ~1.9488% | ~$6,286 | -1.8% |
| 2028 | ~$319,629 | ~$319,629 | ~1.9000% | ~$6,073 | -2.7% |
| 2029 | ~$316,719 | ~$316,719 | ~1.8512% | ~$5,863 | -3.6% |
| 2030 | ~$313,835 | ~$313,835 | ~1.8024% | ~$5,656 | -4.5% |
In 2025, this property's market value of $328,522 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -37% 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 | $328,522 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $546,951 | $467,458 | $564,615 | $848,565 | ↓ Below median | -6.3% |
| 2023 | $578,543 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $419,918 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $369,723 | $300,453 | $376,850 | $539,896 | ↓ Below median | 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.