407 BLACKSON AVE TX 78752
| Owner | GARCIA ONESIMO JR & MARIA C |
|---|---|
| Parcel ID | 0231140911 |
| Short ID | 232687 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,730 SF |
| Land SF | 7,671 SF |
| Acres | 0.176 |
| Year Built | 1983 |
| Legal | LOT 3 BLK 9 ST JOHNS HOME ADDN |
| Neighborhood | Y7005 |
| Land | $260,049 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $260,049 |
| Improvement | $83,966 |
|---|---|
| Total Improvement | $83,966 |
| Market | $344,015 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $344,015 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $344,015 |
| Exemptions (−) (HS,OV65) | −$212,023 |
|---|---|
| Taxable Value | $131,992 |
Appreciation: Market value has risen +16.1% from $296,354 (2021) to $344,015 (2025), a CAGR of 3.8% over 4 years. Growth has been relatively flat for this asset class. 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 $2,701. Travis County is the largest single contributor, at 38.5% 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 76% of market value ($260,049 land vs $83,966 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 $344,015, 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 +3.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $414,511 by 2030, with an estimated annual tax burden around $7,808. 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $496.09 | $496.09 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $436.05 | $436.05 | Paid |
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $198.24 | $198.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $106.23 | $106.23 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $52.83 | $52.83 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,289.44 | $1,289.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $261,590 | $344,015 | -24.0% |
| Assessed Value | $261,590 | $344,015 | -24.0% |
| Land Value | $173,366 | $260,049 | -33.3% |
| Improvement Value | $88,224 | $83,966 | +5.1% |
| Taxable Value | $64,003 | $131,992 | -51.5% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$1,310
Estimated
|
~$1,289
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $261,590 | $261,590 | +0 (+0.0%) |
| Taxable Value | $66,052 | $64,003 | -2,049 (-3.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $261,590 | $173,366 | $88,224 | — | $261,590 | $64,003 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $344,015 | $260,049 | $83,966 | — | $344,015 | $131,992 | ~$1,289 | Partial |
| 2024 | $513,904 | — | — | −$273,904 | $240,000 | $— | $2,088 | Verified |
| 2023 | $511,650 | — | — | −$271,650 | $240,000 | $— | $2,013 | Verified |
| 2022 | $333,103 | — | — | −$93,103 | $240,000 | $— | $2,925 | Verified |
| 2021 | $296,354 | — | — | −$136,354 | $160,000 | $— | $2,926 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -24.0% | -24.0% | ~100% | Not available | Partial |
| 2025 | -17.1% | +9.8% | ~100% | Not available | Partial |
| 2024 | -19.3% | +10.0% | 75.5% | 0.5000% | Verified |
| 2023 | +0.4% | +10.0% | 55.4% | 0.3900% | Verified |
| 2022 | +53.6% | +10.0% | 50.6% | 0.5700% | Verified |
| 2021 | base year | — | 70.7% | 0.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -24.0% | +1.9% | +10.3% | +53.6% | 2023 | -33.1% | 2025 |
| Assessment Ratio | 100.0% | 69.9% | — | 100.0% | 2025 | 46.7% | 2024 |
| Effective Tax Rate (2025) | 0.3700% | 0.3700% | — | 0.3700% | 2025 | 0.3700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,289 | $2,248 | ~$7,499 | $2,926 | 2021 | $1,289 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$357,083 | ~$357,083 | ~2.0139% | ~$7,191 | +3.8% |
| 2027 | ~$370,647 | ~$370,647 | ~1.9814% | ~$7,344 | +7.7% |
| 2028 | ~$384,727 | ~$384,727 | ~1.9488% | ~$7,498 | +11.8% |
| 2029 | ~$399,341 | ~$399,341 | ~1.9163% | ~$7,653 | +16.1% |
| 2030 | ~$414,511 | ~$414,511 | ~1.8837% | ~$7,808 | +20.5% |
| 2026 | ~$350,203 | ~$350,203 | ~2.0465% | ~$7,167 | +1.8% |
| 2027 | ~$356,501 | ~$356,501 | ~2.0465% | ~$7,296 | +3.6% |
| 2028 | ~$362,914 | ~$362,914 | ~2.0465% | ~$7,427 | +5.5% |
| 2029 | ~$369,441 | ~$369,441 | ~2.0465% | ~$7,561 | +7.4% |
| 2030 | ~$376,086 | ~$376,086 | ~2.0465% | ~$7,697 | +9.3% |
| 2026 | ~$363,963 | ~$363,963 | ~1.9977% | ~$7,271 | +5.8% |
| 2027 | ~$385,068 | ~$385,068 | ~1.9488% | ~$7,504 | +11.9% |
| 2028 | ~$407,397 | ~$407,397 | ~1.9000% | ~$7,741 | +18.4% |
| 2029 | ~$431,020 | ~$431,020 | ~1.8512% | ~$7,979 | +25.3% |
| 2030 | ~$456,014 | ~$456,014 | ~1.8024% | ~$8,219 | +32.6% |
In 2025, this property's market value of $344,015 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -34% 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 | $344,015 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $513,904 | $467,458 | $564,615 | $848,565 | ↓ Below median | -6.3% |
| 2023 | $511,650 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $333,103 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $296,354 | $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.