401 BLACKSON AVE AUSTIN, TX 78752
| Owner | SPEER JOHN W |
|---|---|
| Parcel ID | 0231140908 |
| Short ID | 232683 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,839 SF |
| Land SF | 7,597 SF |
| Acres | 0.174 |
| Year Built | 1985 |
| Legal | LOT 6 BLK 9 ST JOHNS HOME ADDN |
| Neighborhood | Y7005 |
| Land | $259,168 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $259,168 |
| Improvement | $55,584 |
|---|---|
| Total Improvement | $55,584 |
| Market | $314,752 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $314,752 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $314,752 |
| Taxable Value | $314,752 |
|---|
Appreciation: Market value has fallen -0.7% from $316,943 (2021) to $314,752 (2025), a CAGR of -0.2% 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 $6,441. 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 82% of market value ($259,168 land vs $55,584 improvements), about $34/SF of land. With value concentrated in the land under a ~41-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 $314,752, 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 -0.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $312,035 by 2030, with an estimated annual tax burden around $5,878. 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 | 1,839 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,839 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 529 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 80 SF | ✗ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 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% | $2,912.09 | $2,912.09 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,649.35 | $1,649.35 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,182.98 | $1,182.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $371.48 | $371.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $325.45 | $325.45 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $6,441.35 | $6,441.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $230,853 | $314,752 | -26.7% |
| Assessed Value | $230,853 | $314,752 | -26.7% |
| Land Value | $172,779 | $259,168 | -33.3% |
| Improvement Value | $58,074 | $55,584 | +4.5% |
| Taxable Value | $230,853 | $314,752 | -26.7% |
| Total Tax 2026 = estimate |
~$4,724
Estimated
|
~$6,441
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $267,873 | $230,853 | -37,020 (-13.8%) |
| Taxable Value | $267,873 | $230,853 | -37,020 (-13.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $230,853 | $172,779 | $58,074 | — | $230,853 | $230,853 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $314,752 | $259,168 | $55,584 | — | $314,752 | $314,752 | ~$6,441 | Partial |
| 2024 | $470,284 | — | — | −$230,284 | $240,000 | $— | $7,729 | Verified |
| 2023 | $509,813 | — | — | −$269,813 | $240,000 | $— | $8,509 | Verified |
| 2022 | $359,000 | — | — | −$119,000 | $240,000 | $— | $10,068 | Verified |
| 2021 | $316,943 | — | — | −$156,943 | $160,000 | $— | $7,814 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -14.9% | -14.9% | ~100% | Not available | Partial |
| 2025 | -19.3% | -19.3% | ~100% | Not available | Partial |
| 2024 | -17.1% | -17.1% | ~100% | 1.9800% | Verified |
| 2023 | -7.8% | -7.8% | ~100% | 1.8100% | Verified |
| 2022 | +42.0% | +42.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -12.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -26.7% | -2.5% | +7.1% | +42.0% | 2023 | -33.1% | 2025 |
| Assessment Ratio | 100.0% | 69.2% | — | 100.0% | 2025 | 47.1% | 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 |
$6,441 | $8,112 | ~$6,103 | $10,068 | 2022 | $6,441 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$314,207 | ~$314,207 | ~2.0139% | ~$6,328 | -0.2% |
| 2027 | ~$313,662 | ~$313,662 | ~1.9814% | ~$6,215 | -0.3% |
| 2028 | ~$313,119 | ~$313,119 | ~1.9488% | ~$6,102 | -0.5% |
| 2029 | ~$312,576 | ~$312,576 | ~1.9163% | ~$5,990 | -0.7% |
| 2030 | ~$312,035 | ~$312,035 | ~1.8837% | ~$5,878 | -0.9% |
| 2026 | ~$307,912 | ~$307,912 | ~2.0465% | ~$6,301 | -2.2% |
| 2027 | ~$301,220 | ~$301,220 | ~2.0465% | ~$6,164 | -4.3% |
| 2028 | ~$294,673 | ~$294,673 | ~2.0465% | ~$6,030 | -6.4% |
| 2029 | ~$288,269 | ~$288,269 | ~2.0465% | ~$5,899 | -8.4% |
| 2030 | ~$282,005 | ~$282,005 | ~2.0465% | ~$5,771 | -10.4% |
| 2026 | ~$320,502 | ~$320,502 | ~1.9977% | ~$6,403 | +1.8% |
| 2027 | ~$326,356 | ~$326,356 | ~1.9488% | ~$6,360 | +3.7% |
| 2028 | ~$332,318 | ~$332,318 | ~1.9000% | ~$6,314 | +5.6% |
| 2029 | ~$338,389 | ~$338,389 | ~1.8512% | ~$6,264 | +7.5% |
| 2030 | ~$344,570 | ~$344,570 | ~1.8024% | ~$6,210 | +9.5% |
In 2025, this property's market value of $314,752 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -39% 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 | $314,752 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $470,284 | $467,458 | $564,615 | $848,565 | ↓ Below median | -6.3% |
| 2023 | $509,813 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $359,000 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $316,943 | $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.