200 NORTHCREST CIR TX 78752
| Owner | IBARRA DAVID |
|---|---|
| Parcel ID | 0233131131 |
| Short ID | 235456 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,664 SF |
| Land SF | 13,151 SF |
| Acres | 0.302 |
| Year Built | 1974 |
| Legal | LOT 4 BLK B HOLIDAY SQUARE |
| Neighborhood | Y7005 |
| Land | $411,512 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $411,512 |
| Improvement | $51,754 |
|---|---|
| Total Improvement | $51,754 |
| Market | $463,266 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $463,266 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $463,266 |
| Taxable Value | $463,266 |
|---|
Appreciation: Market value has risen +24.2% from $373,076 (2021) to $463,266 (2025), a CAGR of 5.6% 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 $9,481. 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 89% of market value ($411,512 land vs $51,754 improvements), about $31/SF of land. With value concentrated in the land under a ~52-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 $463,266, this parcel sits in the lower-middle (25th–50th 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 +5.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $607,256 by 2030, with an estimated annual tax burden around $11,439. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,664 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,664 SF | ✗ |
| 061 | CARPORT ATT 1ST | 395 SF | ✗ |
| 612 | TERRACE UNCOVERD | 240 SF | ✗ |
| SO | Sketch Only | 240 SF | ✗ |
| 581 | STORAGE ATT | 80 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% | $4,286.14 | $4,286.14 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,427.59 | $2,427.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,741.16 | $1,741.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $546.76 | $546.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $479.02 | $479.02 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $9,480.67 | $9,480.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $329,002 | $463,266 | -29.0% |
| Assessed Value | $329,002 | $463,266 | -29.0% |
| Land Value | $274,341 | $411,512 | -33.3% |
| Improvement Value | $54,661 | $51,754 | +5.6% |
| Taxable Value | $329,002 | $463,266 | -29.0% |
| Total Tax 2026 = estimate |
~$6,733
Estimated
|
~$9,481
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $329,002 | $329,002 | +0 (+0.0%) |
| Taxable Value | $329,002 | $329,002 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $329,002 | $274,341 | $54,661 | — | $329,002 | $329,002 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $463,266 | $411,512 | $51,754 | — | $463,266 | $463,266 | ~$9,481 | Partial |
| 2024 | $606,044 | — | — | −$216,044 | $390,000 | $— | $9,863 | Verified |
| 2023 | $620,748 | — | — | −$230,748 | $390,000 | $— | $10,965 | Verified |
| 2022 | $406,413 | — | — | −$16,413 | $390,000 | $— | $12,259 | Verified |
| 2021 | $373,076 | — | — | −$113,076 | $260,000 | $— | $8,846 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -29.0% | -29.0% | ~100% | Not available | Partial |
| 2025 | -6.9% | -6.9% | ~100% | Not available | Partial |
| 2024 | -17.9% | -17.9% | ~100% | 1.9800% | Verified |
| 2023 | -2.4% | -2.4% | ~100% | 1.8100% | Verified |
| 2022 | +52.7% | +52.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -29.0% | +1.3% | +14.2% | +52.7% | 2023 | -29.0% | 2026 |
| Assessment Ratio | 100.0% | 82.1% | — | 100.0% | 2025 | 62.8% | 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 |
$9,481 | $10,283 | ~$10,632 | $12,259 | 2022 | $8,846 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$489,034 | ~$489,034 | ~2.0139% | ~$9,849 | +5.6% |
| 2027 | ~$516,234 | ~$516,234 | ~1.9814% | ~$10,229 | +11.4% |
| 2028 | ~$544,948 | ~$544,948 | ~1.9488% | ~$10,620 | +17.6% |
| 2029 | ~$575,259 | ~$575,259 | ~1.9163% | ~$11,024 | +24.2% |
| 2030 | ~$607,256 | ~$607,256 | ~1.8837% | ~$11,439 | +31.1% |
| 2026 | ~$479,768 | ~$479,768 | ~2.0465% | ~$9,818 | +3.6% |
| 2027 | ~$496,858 | ~$496,858 | ~2.0465% | ~$10,168 | +7.3% |
| 2028 | ~$514,557 | ~$514,557 | ~2.0465% | ~$10,530 | +11.1% |
| 2029 | ~$532,887 | ~$532,887 | ~2.0465% | ~$10,905 | +15.0% |
| 2030 | ~$551,869 | ~$551,869 | ~2.0465% | ~$11,294 | +19.1% |
| 2026 | ~$498,299 | ~$498,299 | ~1.9977% | ~$9,954 | +7.6% |
| 2027 | ~$535,981 | ~$535,981 | ~1.9488% | ~$10,445 | +15.7% |
| 2028 | ~$576,513 | ~$576,513 | ~1.9000% | ~$10,954 | +24.4% |
| 2029 | ~$620,110 | ~$620,110 | ~1.8512% | ~$11,479 | +33.9% |
| 2030 | ~$667,003 | ~$667,003 | ~1.8024% | ~$12,022 | +44.0% |
In 2025, this property's market value of $463,266 places it in the 25th–50th percentile for Multi-Family properties in Travis County (12584 comparable) — -11% 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 | $463,266 | $438,669 | $519,778 | $749,859 | ↓ Below median | -7.5% |
| 2024 | $606,044 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $620,748 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $406,413 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $373,076 | $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.