ABS 160 SUR 50 CASTRO M ACR 16.01
| Owner | HOWARD APARTMENTS LLC |
|---|---|
| Parcel ID | 0251410146 |
| Short ID | 952385 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 297,000 SF |
| Land SF | 697,396 SF |
| Acres | 16.010 |
| Year Built | 2024 |
| Legal | ABS 160 SUR 50 CASTRO M ACR 16.01 |
| Neighborhood | NE2 |
| Land | $1,394,791 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,394,791 |
| Improvement | $65,605,209 |
|---|---|
| Total Improvement | $65,605,209 |
| Market | $67,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $67,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $67,000,000 |
| Taxable Value | $67,000,000 |
|---|
Appreciation: Market value has risen +7829.2% from $844,982 (2023) to $67,000,000 (2025), a CAGR of 790.5% over 2 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 fell -15.8%, so this parcel has outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 1.6935% in 2025 (+0.0403% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,134,667. Pflugerville ISD is the largest single contributor, at 65.4% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2023 ($1, ~0.0% 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 2% of market value ($1,394,791 land vs $65,605,209 improvements), about $2/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $67,000,000, 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 +790.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,750,966,326,943 by 2030, with an estimated annual tax burden around $1,485,274. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 297,000 SF | ✓ |
Market value changed by 2415% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $741,623.00 | $741,623.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $251,816.15 | $251,816.15 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $79,075.41 | $79,075.41 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $62,152.55 | $62,152.55 | Paid |
| Combined Rate | 1.9472% | 1.7615% | 1.5918% | 1.6532% | 1.6935% | +0.0403% | $1,134,667.11 | $1,134,667.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $82,200,000 | $67,000,000 | +22.7% |
| Assessed Value | $82,200,000 | $67,000,000 | +22.7% |
| Land Value | $1,394,791 | $1,394,791 | +0.0% |
| Improvement Value | $80,805,209 | $65,605,209 | +23.2% |
| Taxable Value | $82,200,000 | $67,000,000 | +22.7% |
| HS Cap Loss | — | -$1 (2023) | |
| Total Tax 2026 = estimate |
~$1,392,084
Estimated
|
~$1,134,667
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $83,276,263 | $82,200,000 | -1,076,263 (-1.3%) |
| Taxable Value | $83,276,263 | $82,200,000 | -1,076,263 (-1.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $82,200,000 | $1,394,791 | $80,805,209 | — | $82,200,000 | $82,200,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $67,000,000 | $1,394,791 | $65,605,209 | — | $67,000,000 | $67,000,000 | ~$1,134,667 | Partial |
| 2024 | $844,982 | — | — | — | $1,394,791 ! | $— | $351,347 | Verified |
| 2023 | $844,982 | — | — | −$191,173 | $653,809 | $— | $13,451 | Verified |
| 2022 | $— | — | — | — | $653,809 | $— | $14,885 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +24.3% | +24.3% | ~100% | Not available | Partial |
| 2025 | +215.3% ! | +215.3% | ~100% | Not available | Partial |
| 2024 | +2415.1% ! | +2415.1% | ~100% | 1.6500% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.5900% | Verified |
| 2022 | base year | — | ~100% | 1.7600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7829.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +22.7% | +2617.3% | +757.5% | +7829.2% | 2025 | +0.0% | 2024 |
| Assessment Ratio | 100.0% | 110.6% | — | 165.1% | 2024 | 77.4% | 2023 |
| Effective Tax Rate (2025) | 1.6900% | 1.6900% | — | 1.6900% | 2025 | 1.6900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,134,667 | $499,822 | ~$1,341,971 | $1,134,667 | 2025 | $13,451 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$596,607,179 | ~$73,700,000 | ~1.6301% | ~$1,201,400 | +790.5% |
| 2027 | ~$5,312,539,202 | ~$81,070,000 | ~1.5667% | ~$1,270,132 | +7829.2% |
| 2028 | ~$47,305,955,655 | ~$89,177,000 | ~1.5033% | ~$1,340,597 | +70505.9% |
| 2029 | ~$421,239,892,134 | ~$98,094,700 | ~1.4399% | ~$1,412,453 | +628616.3% |
| 2030 | ~$3,750,966,326,943 | ~$107,904,170 | ~1.3765% | ~$1,485,274 | +5598357.2% |
| 2026 | ~$595,267,179 | ~$73,700,000 | ~1.6935% | ~$1,248,134 | +788.5% |
| 2027 | ~$5,288,701,715 | ~$81,070,000 | ~1.6935% | ~$1,372,947 | +7793.6% |
| 2028 | ~$46,987,918,695 | ~$89,177,000 | ~1.6935% | ~$1,510,242 | +70031.2% |
| 2029 | ~$417,468,146,695 | ~$98,094,700 | ~1.6935% | ~$1,661,266 | +622986.8% |
| 2030 | ~$3,709,031,137,027 | ~$107,904,170 | ~1.6935% | ~$1,827,393 | +5535767.4% |
| 2026 | ~$597,947,179 | ~$73,700,000 | ~1.5984% | ~$1,178,032 | +792.5% |
| 2027 | ~$5,336,430,289 | ~$81,070,000 | ~1.5033% | ~$1,218,724 | +7864.8% |
| 2028 | ~$47,625,424,472 | ~$89,177,000 | ~1.4082% | ~$1,255,774 | +70982.7% |
| 2029 | ~$425,037,137,783 | ~$98,094,700 | ~1.3131% | ~$1,288,046 | +634283.8% |
| 2030 | ~$3,793,279,965,460 | ~$107,904,170 | ~1.2179% | ~$1,314,215 | +5661511.9% |
In 2025, this property's market value of $67,000,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 129× 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 | $67,000,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $844,982 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $844,982 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
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.