104 W ST JOHNS AVE TX 78752
| Owner | DE SANTIAGO UBALDO |
|---|---|
| Parcel ID | 0232120923 |
| Short ID | 234048 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,107 SF |
| Land SF | 8,005 SF |
| Acres | 0.184 |
| Year Built | 1959 |
| Legal | LOT 23 BLK C BILLS ADDN SEC 1 |
| Neighborhood | Y7005 |
| Land | $330,150 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $330,150 |
| Improvement | $46,038 |
|---|---|
| Total Improvement | $46,038 |
| Market | $376,188 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $376,188 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $376,188 |
| Taxable Value | $376,188 |
|---|
Appreciation: Market value has risen +23.2% from $305,257 (2021) to $376,188 (2025), a CAGR of 5.4% 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 $7,699. 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 88% of market value ($330,150 land vs $46,038 improvements), about $41/SF of land. With value concentrated in the land under a ~67-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 $376,188, 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 +5.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $488,460 by 2030, with an estimated annual tax burden around $9,201. 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 | 1,107 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,107 SF | ✗ |
| 051 | CARPORT DET 1ST | 400 SF | ✗ |
| 581 | STORAGE ATT | 120 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 104 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% | $3,480.49 | $3,480.49 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,971.29 | $1,971.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,413.88 | $1,413.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $443.99 | $443.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $388.98 | $388.98 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $7,698.63 | $7,698.63 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $268,591 | $376,188 | -28.6% |
| Assessed Value | $268,591 | $376,188 | -28.6% |
| Land Value | $220,100 | $330,150 | -33.3% |
| Improvement Value | $48,491 | $46,038 | +5.3% |
| Taxable Value | $268,591 | $376,188 | -28.6% |
| Total Tax 2026 = estimate |
~$5,497
Estimated
|
~$7,699
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $268,591 | $268,591 | +0 (+0.0%) |
| Taxable Value | $268,591 | $268,591 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $268,591 | $220,100 | $48,491 | — | $268,591 | $268,591 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $376,188 | $330,150 | $46,038 | — | $376,188 | $376,188 | ~$7,699 | Partial |
| 2024 | $498,511 | — | — | −$153,511 | $345,000 | $— | $8,732 | Verified |
| 2023 | $493,251 | — | — | −$182,751 | $310,500 | $— | $9,019 | Verified |
| 2022 | $323,465 | — | — | −$12,965 | $310,500 | $— | $9,741 | Verified |
| 2021 | $305,257 | — | — | −$98,257 | $207,000 | $— | $7,041 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -28.6% | -28.6% | ~100% | Not available | Partial |
| 2025 | -14.6% | -14.6% | ~100% | Not available | Partial |
| 2024 | -11.6% | -11.6% | ~100% | 1.9800% | Verified |
| 2023 | +1.1% | +1.1% | ~100% | 1.8100% | Verified |
| 2022 | +52.5% | +52.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -28.6% | +1.3% | +13.8% | +52.5% | 2023 | -28.6% | 2026 |
| Assessment Ratio | 100.0% | 82.6% | — | 100.0% | 2025 | 62.9% | 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 |
$7,699 | $8,446 | ~$8,583 | $9,741 | 2022 | $7,041 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$396,360 | ~$396,360 | ~2.0139% | ~$7,982 | +5.4% |
| 2027 | ~$417,614 | ~$417,614 | ~1.9814% | ~$8,275 | +11.0% |
| 2028 | ~$440,007 | ~$440,007 | ~1.9488% | ~$8,575 | +17.0% |
| 2029 | ~$463,601 | ~$463,601 | ~1.9163% | ~$8,884 | +23.2% |
| 2030 | ~$488,460 | ~$488,460 | ~1.8837% | ~$9,201 | +29.8% |
| 2026 | ~$388,836 | ~$388,836 | ~2.0465% | ~$7,957 | +3.4% |
| 2027 | ~$401,910 | ~$401,910 | ~2.0465% | ~$8,225 | +6.8% |
| 2028 | ~$415,423 | ~$415,423 | ~2.0465% | ~$8,502 | +10.4% |
| 2029 | ~$429,390 | ~$429,390 | ~2.0465% | ~$8,787 | +14.1% |
| 2030 | ~$443,827 | ~$443,827 | ~2.0465% | ~$9,083 | +18.0% |
| 2026 | ~$403,884 | ~$403,884 | ~1.9977% | ~$8,068 | +7.4% |
| 2027 | ~$433,618 | ~$433,618 | ~1.9488% | ~$8,451 | +15.3% |
| 2028 | ~$465,542 | ~$465,542 | ~1.9000% | ~$8,845 | +23.8% |
| 2029 | ~$499,816 | ~$499,816 | ~1.8512% | ~$9,253 | +32.9% |
| 2030 | ~$536,614 | ~$536,614 | ~1.8024% | ~$9,672 | +42.6% |
In 2025, this property's market value of $376,188 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -28% 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 | $376,188 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $498,511 | $467,458 | $564,615 | $848,565 | ↓ Below median | -6.3% |
| 2023 | $493,251 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $323,465 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $305,257 | $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.