4812 CRESSAL DR TX 78653
| Owner | ADHIKARI SHIVA & SABITA |
|---|---|
| Parcel ID | 0250400405 |
| Short ID | 940629 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,549 SF |
| Land SF | 7,810 SF |
| Acres | 0.179 |
| Year Built | 2022 |
| Legal | LOT 24 BLK H EASTVILLAGE SINGLE FAMILY PHS 1 |
| Neighborhood | A5850 |
| Land | $108,103 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $108,103 |
| Improvement | $429,517 |
|---|---|
| Total Improvement | $429,517 |
| Market | $537,620 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $537,620 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $537,620 |
| Exemptions (−) (HS) | −$107,524 |
|---|---|
| Taxable Value | $430,096 |
Appreciation: Market value has fallen -11.5% from $607,528 (2024) to $537,620 (2025), a CAGR of -11.5% over 1 year. 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.
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 $9,474. Manor ISD is the largest single contributor, at 46.6% 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 ($108,103 land vs $429,517 improvements), about $14/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the -11.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $291,757 by 2030, with an estimated annual tax burden around $5,463. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,549 SF | ✗ |
| 2ND | 2nd Floor | 1,973 SF | ✓ |
| 1ST | 1st Floor | 1,576 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 441 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 283 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 233% 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% | $4,299.86 | $4,299.86 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,253.78 | $2,253.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,616.49 | $1,616.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $550.34 | $550.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $507.61 | $507.61 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $9,228.08 | $9,228.08 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $539,264 | $537,620 | +0.3% |
| Assessed Value | $539,264 | $537,620 | +0.3% |
| Land Value | $109,368 | $108,103 | +1.2% |
| Improvement Value | $429,896 | $429,517 | +0.1% |
| Taxable Value | $418,418 | $430,096 | -2.7% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$9,216
Estimated
|
~$9,228
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $566,156 | $539,264 | -26,892 (-4.7%) |
| Taxable Value | $439,932 | $418,418 | -21,514 (-4.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $539,264 | $109,368 | $429,896 | — | $539,264 | $418,418 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $537,620 | $108,103 | $429,517 | — | $537,620 | $430,096 | ~$9,228 | Partial |
| 2024 | $607,528 | — | — | −$507,528 | $100,000 | $— | $9,818 | Verified |
| 2023 | $— | — | — | — | $100,000 | $— | $10,248 | Verified |
| 2022 | $— | — | — | — | $80,000 | $— | $1,864 | Verified |
| 2021 | $— | — | — | — | $24,000 | $— | $592 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.3% | +5.3% | ~100% | Not available | Partial |
| 2025 | -5.0% | -5.0% | ~100% | Not available | Partial |
| 2024 | -6.8% | -6.8% | ~100% | 1.7300% | Verified |
| 2023 | +659.4% ! | +659.4% | ~100% | 1.6900% | Verified |
| 2022 | +233.3% ! | +233.3% | ~100% | 2.3300% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2140.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | -5.6% | -11.6% | +0.3% | 2026 | -11.5% | 2025 |
| Assessment Ratio | 100.0% | 72.2% | — | 100.0% | 2025 | 16.5% | 2024 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,228 | $9,523 | ~$7,641 | $9,818 | 2024 | $9,228 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$475,756 | ~$475,756 | ~2.1366% | ~$10,165 | -11.5% |
| 2027 | ~$421,011 | ~$421,011 | ~2.0705% | ~$8,717 | -21.7% |
| 2028 | ~$372,566 | ~$372,566 | ~2.0045% | ~$7,468 | -30.7% |
| 2029 | ~$329,695 | ~$329,695 | ~1.9384% | ~$6,391 | -38.7% |
| 2030 | ~$291,757 | ~$291,757 | ~1.8723% | ~$5,463 | -45.7% |
| 2026 | ~$510,739 | ~$510,739 | ~2.2027% | ~$11,250 | -5.0% |
| 2027 | ~$485,202 | ~$485,202 | ~2.2027% | ~$10,687 | -9.8% |
| 2028 | ~$460,942 | ~$460,942 | ~2.2027% | ~$10,153 | -14.3% |
| 2029 | ~$437,895 | ~$437,895 | ~2.2027% | ~$9,645 | -18.5% |
| 2030 | ~$416,000 | ~$416,000 | ~2.2027% | ~$9,163 | -22.6% |
| 2026 | ~$486,509 | ~$486,509 | ~2.1036% | ~$10,234 | -9.5% |
| 2027 | ~$440,257 | ~$440,257 | ~2.0045% | ~$8,825 | -18.1% |
| 2028 | ~$398,401 | ~$398,401 | ~1.9054% | ~$7,591 | -25.9% |
| 2029 | ~$360,526 | ~$360,526 | ~1.8062% | ~$6,512 | -32.9% |
| 2030 | ~$326,251 | ~$326,251 | ~1.7071% | ~$5,570 | -39.3% |
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.