4801 CRESSAL DR TX 78653
| Owner | MANGAL HITESH & MANJULA |
|---|---|
| Parcel ID | 0250400304 |
| Short ID | 940610 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,206 SF |
| Land SF | 6,072 SF |
| Acres | 0.139 |
| Year Built | 2021 |
| Legal | LOT 20 BLK C EASTVILLAGE SINGLE FAMILY PHS 1 |
| Neighborhood | A5850 |
| Land | $96,908 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $96,908 |
| Improvement | $386,092 |
|---|---|
| Total Improvement | $386,092 |
| Market | $483,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $483,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $483,000 |
| Exemptions (−) (HS) | −$96,600 |
|---|---|
| Taxable Value | $386,400 |
Appreciation: Market value has risen +94.3% from $248,534 (2023) to $483,000 (2025), a CAGR of 39.4% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.
Tax Burden: The combined rate across 5 taxing entities is 2.2027% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $8,511. Manor ISD is the largest single contributor, at 45.6% of the total 2025 levy.
Asset Class: O. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 20% of market value ($96,908 land vs $386,092 improvements), about $16/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +39.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,543,024 by 2030, with an estimated annual tax burden around $14,564. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,206 SF | ✗ |
| 2ND | 2nd Floor | 1,828 SF | ✓ |
| 1ST | 1st Floor | 1,378 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 450 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 292 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 936% in 2022, 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% | $3,709.20 | $3,709.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,024.80 | $2,024.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,452.27 | $1,452.27 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $494.25 | $494.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $456.04 | $456.04 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $8,136.56 | $8,136.56 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $462,698 | $483,000 | -4.2% |
| Assessed Value | $462,698 | $483,000 | -4.2% |
| Land Value | $103,574 | $96,908 | +6.9% |
| Improvement Value | $359,124 | $386,092 | -7.0% |
| Taxable Value | $370,158 | $386,400 | -4.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$8,153
Estimated
|
~$8,137
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $515,196 | $462,698 | -52,498 (-10.2%) |
| Taxable Value | $412,157 | $370,158 | -41,999 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $462,698 | $103,574 | $359,124 | — | $462,698 | $370,158 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $483,000 | $96,908 | $386,092 | — | $483,000 | $386,400 | ~$8,137 | Partial |
| 2024 | $572,341 | — | — | −$472,341 | $100,000 | $— | $9,000 | Verified |
| 2023 | $248,534 | — | — | −$148,534 | $100,000 | $— | $9,592 | Verified |
| 2022 | $— | — | — | — | $80,000 | $— | $5,792 | Verified |
| 2021 | $— | — | — | — | $24,000 | $— | $592 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.7% | +6.7% | ~100% | Not available | Partial |
| 2025 | -13.3% | -13.3% | ~100% | Not available | Partial |
| 2024 | -2.6% | -2.6% | ~100% | 1.6100% | Verified |
| 2023 | +130.3% ! | +130.3% | ~100% | 1.6800% | Verified |
| 2022 | +935.6% ! | +935.6% | ~100% | 2.3300% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1912.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.2% | +36.8% | +40.6% | +130.3% | 2024 | -15.6% | 2025 |
| Assessment Ratio | 100.0% | 64.4% | — | 100.0% | 2025 | 17.5% | 2024 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,137 | $8,910 | ~$12,922 | $9,592 | 2023 | $8,137 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$673,330 | ~$531,300 | ~2.1366% | ~$11,352 | +39.4% |
| 2027 | ~$938,660 | ~$584,430 | ~2.0705% | ~$12,101 | +94.3% |
| 2028 | ~$1,308,546 | ~$642,873 | ~2.0045% | ~$12,886 | +170.9% |
| 2029 | ~$1,824,189 | ~$707,160 | ~1.9384% | ~$13,708 | +277.7% |
| 2030 | ~$2,543,024 | ~$777,876 | ~1.8723% | ~$14,564 | +426.5% |
| 2026 | ~$663,670 | ~$531,300 | ~2.2027% | ~$11,703 | +37.4% |
| 2027 | ~$911,920 | ~$584,430 | ~2.2027% | ~$12,873 | +88.8% |
| 2028 | ~$1,253,031 | ~$642,873 | ~2.2027% | ~$14,160 | +159.4% |
| 2029 | ~$1,721,736 | ~$707,160 | ~2.2027% | ~$15,577 | +256.5% |
| 2030 | ~$2,365,765 | ~$777,876 | ~2.2027% | ~$17,134 | +389.8% |
| 2026 | ~$682,990 | ~$531,300 | ~2.1036% | ~$11,176 | +41.4% |
| 2027 | ~$965,787 | ~$584,430 | ~2.0045% | ~$11,715 | +100.0% |
| 2028 | ~$1,365,678 | ~$642,873 | ~1.9054% | ~$12,249 | +182.7% |
| 2029 | ~$1,931,147 | ~$707,160 | ~1.8062% | ~$12,773 | +299.8% |
| 2030 | ~$2,730,753 | ~$777,876 | ~1.7071% | ~$13,279 | +465.4% |
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.