8515 SHOAL CREEK BLVD TX 78757
| Owner | METRIC RM FUND II LLC |
|---|---|
| Parcel ID | 0243050650 |
| Short ID | 248606 |
| Type | Real |
| Use Code | 07 Apartment 50–100 Units |
| Valuation | Income |
| Improvement SF | 57,809 SF |
| Land SF | 121,319 SF |
| Acres | 2.785 |
| Year Built | 1972 |
| Legal | LOT 1-3 DAYTON WAYNE T ADDN |
| Neighborhood | 08NC2 |
| Land | $4,640,450 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,640,450 |
| Improvement | $4,819,550 |
|---|---|
| Total Improvement | $4,819,550 |
| Market | $9,460,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $9,460,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $9,460,000 |
| Taxable Value | $9,460,000 |
|---|
Appreciation: Market value has fallen -7.3% from $10,200,000 (2021) to $9,460,000 (2025), a CAGR of -1.9% 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 $193,597. 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 49% of market value ($4,640,450 land vs $4,819,550 improvements), about $38/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $9,460,000, 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 -1.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,610,034 by 2030, with an estimated annual tax burden around $162,191. 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.
17 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 50,820 SF | ✗ |
| 1ST | 1st Floor | 31,720 SF | ✓ |
| 2ND | 2nd Floor | 26,089 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 7,280 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 6,200 SF | ✗ |
| 611 | TERRACE | 5,580 SF | ✗ |
| 601 | POOL COMM'L | 1,170 SF | ✗ |
| 571C | STORAGE DET COMM | 250 SF | ✓ |
| 581C | STORAGE ATT COMM | 250 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 3 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 3 SF | ✓ |
| 152 | COMMODE AVG | 2 SF | ✓ |
| 162 | LAVATORY AVG | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 2 SF | ✓ |
| 172 | SHOWER STALL AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 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% | $87,523.92 | $87,523.92 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $49,572.01 | $49,572.01 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $35,554.94 | $35,554.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $11,164.98 | $11,164.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9,781.64 | $9,781.64 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $193,597.49 | $193,597.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,550,000 | $9,460,000 | -20.2% |
| Assessed Value | $7,550,000 | $9,460,000 | -20.2% |
| Land Value | $4,640,450 | $4,640,450 | +0.0% |
| Improvement Value | $2,909,550 | $4,819,550 | -39.6% |
| Taxable Value | $7,550,000 | $9,460,000 | -20.2% |
| Total Tax 2026 = estimate |
~$154,510
Estimated
|
~$193,597
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,550,000 | $7,550,000 | +0 (+0.0%) |
| Taxable Value | $7,550,000 | $7,550,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,550,000 | $4,640,450 | $2,909,550 | — | $7,550,000 | $7,550,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $9,460,000 | $4,640,450 | $4,819,550 | — | $9,460,000 | $9,460,000 | ~$193,597 | Partial |
| 2024 | $13,200,000 | — | — | −$8,559,550 | $4,640,450 | $— | $250,328 | Verified |
| 2023 | $12,050,000 | — | — | −$7,409,550 | $4,640,450 | $— | $238,821 | Verified |
| 2022 | $10,800,000 | — | — | −$6,159,550 | $4,640,450 | $— | $237,978 | Verified |
| 2021 | $10,200,000 | — | — | −$7,621,972 | $2,578,028 | $— | $235,710 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -20.2% | -20.2% | ~100% | Not available | Partial |
| 2025 | -25.1% | -25.1% | ~100% | Not available | Partial |
| 2024 | -7.7% | -7.7% | ~100% | 1.9800% | Verified |
| 2023 | +13.5% | +13.5% | ~100% | 1.7500% | Verified |
| 2022 | +5.7% | +5.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -17.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -20.2% | -4.3% | +3.1% | +11.6% | 2023 | -28.3% | 2025 |
| Assessment Ratio | 100.0% | 57.0% | — | 100.0% | 2025 | 25.3% | 2021 |
| 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 |
$193,597 | $231,287 | ~$174,406 | $250,328 | 2024 | $193,597 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,283,546 | ~$9,283,546 | ~2.0139% | ~$186,965 | -1.9% |
| 2027 | ~$9,110,383 | ~$9,110,383 | ~1.9814% | ~$180,512 | -3.7% |
| 2028 | ~$8,940,450 | ~$8,940,450 | ~1.9488% | ~$174,235 | -5.5% |
| 2029 | ~$8,773,686 | ~$8,773,686 | ~1.9163% | ~$168,129 | -7.3% |
| 2030 | ~$8,610,034 | ~$8,610,034 | ~1.8837% | ~$162,191 | -9.0% |
| 2026 | ~$9,094,346 | ~$9,094,346 | ~2.0465% | ~$186,114 | -3.9% |
| 2027 | ~$8,742,825 | ~$8,742,825 | ~2.0465% | ~$178,921 | -7.6% |
| 2028 | ~$8,404,891 | ~$8,404,891 | ~2.0465% | ~$172,005 | -11.2% |
| 2029 | ~$8,080,020 | ~$8,080,020 | ~2.0465% | ~$165,356 | -14.6% |
| 2030 | ~$7,767,705 | ~$7,767,705 | ~2.0465% | ~$158,965 | -17.9% |
| 2026 | ~$9,472,746 | ~$9,472,746 | ~1.9977% | ~$189,233 | +0.1% |
| 2027 | ~$9,485,508 | ~$9,485,508 | ~1.9488% | ~$184,857 | +0.3% |
| 2028 | ~$9,498,289 | ~$9,498,289 | ~1.9000% | ~$180,469 | +0.4% |
| 2029 | ~$9,511,086 | ~$9,511,086 | ~1.8512% | ~$176,069 | +0.5% |
| 2030 | ~$9,523,900 | ~$9,523,900 | ~1.8024% | ~$171,656 | +0.7% |
In 2025, this property's market value of $9,460,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 18× 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 | $9,460,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $13,200,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $12,050,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $10,800,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $10,200,000 | $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.