BOYCE ST TX 78653
| Owner | DAVIS CAPITAL INVESTMENTS LLC |
|---|---|
| Parcel ID | 0235591505 |
| Short ID | 238662 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 17,699 SF |
| Land SF | 12,938 SF |
| Acres | 0.297 |
| Year Built | 2023 |
| Legal | LOT 11-14 & E 1/2 OF LOT 15 BLK 29 MANOR TOWN OF |
| Neighborhood | B0850 |
| Land | $170,777 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $170,777 |
| Improvement | $3,888,223 |
|---|---|
| Total Improvement | $3,888,223 |
| Market | $4,059,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,059,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,773,800 |
| Net Appraised (assessed) | $1,285,200 |
| Taxable Value | $1,285,200 |
|---|
Appreciation: Market value has risen +2629.0% from $148,736 (2021) to $4,059,000 (2025), a CAGR of 128.6% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.6324% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $33,831. Manor ISD is the largest single contributor, at 41.1% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($242,160, ~6.0% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
Asset Class: Multi-family residential. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 4% of market value ($170,777 land vs $3,888,223 improvements), about $13/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Submarket Position: At $4,059,000, this parcel sits in the top quartile (≥75th 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 +128.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $253,176,122 by 2030, with an estimated annual tax burden around $49,924. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 17,699 SF | ✓ |
| 551 | PAVED AREA | 5,000 SF | ✗ |
Market value changed by 1560% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $13,898.15 | $13,898.15 | Paid |
| CMA City of Manor | 0.7827% | 0.7470% | 0.6789% | 0.8537% | 0.8537% | +0.0000% | $10,971.75 | $10,971.75 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,830.36 | $4,830.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,516.83 | $1,516.83 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,328.90 | $1,328.90 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $1,285.20 | $1,285.20 | Paid |
| Combined Rate | 2.8087% | 2.7146% | 2.3671% | 2.5888% | 2.6324% | +0.0436% | $33,831.19 | $33,831.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,464,900 | $4,059,000 | +10.0% |
| Assessed Value | $1,542,240 | $1,285,200 | +20.0% |
| Land Value | $170,777 | $170,777 | +0.0% |
| Improvement Value | $4,294,123 | $3,888,223 | +10.4% |
| Taxable Value | $1,542,240 | $1,285,200 | +20.0% |
| HS Cap Loss | -$2,922,660 | -$242,160 (2024) | |
| Total Tax 2026 = estimate |
~$40,597
Estimated
|
~$33,831
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,464,900 | $4,464,900 | +0 (+0.0%) |
| Taxable Value | $1,542,240 | $1,542,240 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,464,900 | $170,777 | $4,294,123 | −$2,922,660 | $1,542,240 | $1,542,240 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,059,000 | $170,777 | $3,888,223 | −$2,773,800 | $1,285,200 | $1,285,200 | ~$33,831 | Partial |
| 2024 | $159,385 | — | — | — | $170,777 ! | $— | $27,726 | Verified |
| 2023 | $208,720 | — | — | −$126,220 | $82,500 | $— | $3,773 | Verified |
| 2022 | $151,727 | — | — | −$64,227 | $87,500 | $— | $5,666 | Verified |
| 2021 | $148,736 | — | — | −$61,236 | $87,500 | $— | $4,262 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.0% | +20.0% | 34.5% | Not available | Partial |
| 2025 | +53.4% | -51.4% | 31.7% | Not available | Partial |
| 2024 | +1560.0% ! | +1560.0% | ~100% | 1.0500% | Verified |
| 2023 | -23.6% | -23.6% | ~100% | 2.3700% | Verified |
| 2022 | +37.6% | +37.6% | ~100% | 2.7100% | Verified |
| 2021 | base year | — | ~100% | 2.8700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2575.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.0% | +494.5% | +124.4% | +2446.7% | 2025 | -23.6% | 2024 |
| Assessment Ratio | 34.5% | 54.9% | — | 107.1% | 2024 | 31.7% | 2025 |
| Effective Tax Rate (2025) | 0.8300% | 0.8300% | — | 0.8300% | 2025 | 0.8300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$33,831 | $15,052 | ~$43,012 | $33,831 | 2025 | $3,773 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,277,261 | ~$1,413,720 | ~2.5883% | ~$36,591 | +128.6% |
| 2027 | ~$21,204,133 | ~$1,555,092 | ~2.5442% | ~$39,565 | +422.4% |
| 2028 | ~$48,464,224 | ~$1,710,601 | ~2.5001% | ~$42,767 | +1094.0% |
| 2029 | ~$110,769,962 | ~$1,881,661 | ~2.4561% | ~$46,215 | +2629.0% |
| 2030 | ~$253,176,122 | ~$2,069,827 | ~2.4120% | ~$49,924 | +6137.4% |
| 2026 | ~$9,196,081 | ~$1,413,720 | ~2.6324% | ~$37,214 | +126.6% |
| 2027 | ~$20,834,667 | ~$1,555,092 | ~2.6324% | ~$40,936 | +413.3% |
| 2028 | ~$47,203,077 | ~$1,710,601 | ~2.6324% | ~$45,029 | +1062.9% |
| 2029 | ~$106,943,417 | ~$1,881,661 | ~2.6324% | ~$49,532 | +2534.7% |
| 2030 | ~$242,291,294 | ~$2,069,827 | ~2.6324% | ~$54,485 | +5869.2% |
| 2026 | ~$9,358,441 | ~$1,413,720 | ~2.5663% | ~$36,280 | +130.6% |
| 2027 | ~$21,576,847 | ~$1,555,092 | ~2.5001% | ~$38,879 | +431.6% |
| 2028 | ~$49,747,638 | ~$1,710,601 | ~2.4340% | ~$41,636 | +1125.6% |
| 2029 | ~$114,698,287 | ~$1,881,661 | ~2.3679% | ~$44,556 | +2725.8% |
| 2030 | ~$264,448,679 | ~$2,069,827 | ~2.3018% | ~$47,643 | +6415.1% |
In 2025, this property's market value of $4,059,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 8× 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 | $4,059,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $159,385 | $467,458 | $564,615 | $848,565 | ↓ Bottom 25% | -6.3% |
| 2023 | $208,720 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $151,727 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $148,736 | $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.