8625 FIRESIDE DR TX 78757
| Owner | AZULYK PARTNERS LLC |
|---|---|
| Parcel ID | 0242080742 |
| Short ID | 247109 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 10,050 SF |
| Land SF | 77,707 SF |
| Acres | 1.784 |
| Year Built | 1986 |
| Legal | LOT A B & W ADDN |
| Neighborhood | 05NC1 |
| Land | $1,398,726 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,398,726 |
| Improvement | $79,674 |
|---|---|
| Total Improvement | $79,674 |
| Market | $1,478,400 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,478,400 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,478,400 |
| Taxable Value | $1,478,400 |
|---|
Appreciation: Market value has fallen -5.4% from $1,562,659 (2021) to $1,478,400 (2025), a CAGR of -1.4% 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 $30,255. 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 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 95% of market value ($1,398,726 land vs $79,674 improvements), about $18/SF of land. With value concentrated in the land under a ~40-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 $1,478,400, 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 -1.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,379,436 by 2030, with an estimated annual tax burden around $25,985. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 11,520 SF | ✗ |
| 1ST | 1st Floor | 5,190 SF | ✓ |
| 2ND | 2nd Floor | 4,860 SF | ✓ |
| SO | Sketch Only | 640 SF | ✗ |
| 541 | FENCE COMM LF | 384 SF | ✗ |
| 505 | BALCONY | 320 SF | ✓ |
| 611 | TERRACE | 320 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 112 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 112 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 2 SF | ✓ |
| 242 | OBS OVEN/BURN | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $13,678.16 | $13,678.16 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,747.07 | $7,747.07 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,556.49 | $5,556.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,744.85 | $1,744.85 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,528.67 | $1,528.67 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $30,255.24 | $30,255.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,795,200 | $1,478,400 | +21.4% |
| Assessed Value | $1,774,080 | $1,478,400 | +20.0% |
| Land Value | $1,398,726 | $1,398,726 | +0.0% |
| Improvement Value | $396,474 | $79,674 | +397.6% |
| Taxable Value | $1,774,080 | $1,478,400 | +20.0% |
| HS Cap Loss | -$21,120 | — | |
| Total Tax 2026 = estimate |
~$36,306
Estimated
|
~$30,255
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,795,200 | $1,795,200 | +0 (+0.0%) |
| Taxable Value | $1,774,080 | $1,774,080 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,795,200 | $1,398,726 | $396,474 | −$21,120 | $1,774,080 | $1,774,080 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,478,400 | $1,398,726 | $79,674 | — | $1,478,400 | $1,478,400 | ~$30,255 | Partial |
| 2024 | $1,799,555 | — | — | −$400,829 | $1,398,726 | $— | $32,347 | Verified |
| 2023 | $1,562,659 | — | — | −$163,933 | $1,398,726 | $— | $32,558 | Verified |
| 2022 | $1,562,659 | — | — | −$163,933 | $1,398,726 | $— | $30,861 | Verified |
| 2021 | $1,562,659 | — | — | −$163,933 | $1,398,726 | $— | $34,014 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +21.4% | +20.0% | 98.8% | Not available | Partial |
| 2025 | -9.4% | -9.4% | ~100% | Not available | Partial |
| 2024 | -9.3% | -9.3% | ~100% | 1.9800% | Verified |
| 2023 | +15.2% | +15.2% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -5.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +21.4% | +3.8% | -4.9% | +21.4% | 2026 | -17.8% | 2025 |
| Assessment Ratio | 98.8% | 90.8% | — | 100.0% | 2025 | 77.7% | 2024 |
| 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 |
$30,255 | $32,007 | ~$27,656 | $34,014 | 2021 | $30,255 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,458,055 | ~$1,458,055 | ~2.0139% | ~$29,364 | -1.4% |
| 2027 | ~$1,437,990 | ~$1,437,990 | ~1.9814% | ~$28,492 | -2.7% |
| 2028 | ~$1,418,201 | ~$1,418,201 | ~1.9488% | ~$27,638 | -4.1% |
| 2029 | ~$1,398,684 | ~$1,398,684 | ~1.9163% | ~$26,803 | -5.4% |
| 2030 | ~$1,379,436 | ~$1,379,436 | ~1.8837% | ~$25,985 | -6.7% |
| 2026 | ~$1,428,487 | ~$1,428,487 | ~2.0465% | ~$29,234 | -3.4% |
| 2027 | ~$1,380,259 | ~$1,380,259 | ~2.0465% | ~$28,247 | -6.6% |
| 2028 | ~$1,333,659 | ~$1,333,659 | ~2.0465% | ~$27,293 | -9.8% |
| 2029 | ~$1,288,633 | ~$1,288,633 | ~2.0465% | ~$26,372 | -12.8% |
| 2030 | ~$1,245,127 | ~$1,245,127 | ~2.0465% | ~$25,481 | -15.8% |
| 2026 | ~$1,487,623 | ~$1,487,623 | ~1.9977% | ~$29,718 | +0.6% |
| 2027 | ~$1,496,903 | ~$1,496,903 | ~1.9488% | ~$29,172 | +1.3% |
| 2028 | ~$1,506,242 | ~$1,506,242 | ~1.9000% | ~$28,619 | +1.9% |
| 2029 | ~$1,515,638 | ~$1,515,638 | ~1.8512% | ~$28,057 | +2.5% |
| 2030 | ~$1,525,094 | ~$1,525,094 | ~1.8024% | ~$27,488 | +3.2% |
In 2025, this property's market value of $1,478,400 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +184% above 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 | $1,478,400 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,799,555 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,562,659 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,562,659 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,562,659 | $300,453 | $376,850 | $539,896 | ↑ Top 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.