2103 ALTA VISTA AVE TX 78704
| Owner | SALA MARY N |
|---|---|
| Parcel ID | 0304020321 |
| Short ID | 285185 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,952 SF |
| Land SF | 18,461 SF |
| Acres | 0.424 |
| Year Built | 1960 |
| Legal | 50% OF LOT 1 * BERTA JOHNSON RESUB OF LTS 30-32 BLK 20 TRAVIS HEIGHTS |
| Neighborhood | K4005 |
| Land | $941,174 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $941,174 |
| Improvement | $52,382 |
|---|---|
| Total Improvement | $52,382 |
| Market | $993,556 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $993,556 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $993,556 |
| Exemptions (−) (DV,HS,OV65) | −$126,288 |
|---|---|
| Taxable Value | $867,268 |
Appreciation: Market value has risen +122.3% from $447,000 (2021) to $993,556 (2025), a CAGR of 22.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 outpaced 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 $17,749. Austin ISD is the largest single contributor, at 32.7% of the total 2025 levy.
Asset Class: Multi-family residential. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 95% of market value ($941,174 land vs $52,382 improvements), about $51/SF of land. With value concentrated in the land under a ~66-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 $993,556, 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 +22.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,696,487 by 2030, with an estimated annual tax burden around $30,142. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,952 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,952 SF | ✗ |
| SO | Sketch Only | 1,952 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 628 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 52 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 219% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $1,149.05 | $1,149.05 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,104.20 | $1,104.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $814.89 | $814.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $249.70 | $249.70 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $199.18 | $199.18 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $3,517.02 | $3,517.02 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $954,786 | $993,556 | -3.9% |
| Assessed Value | $954,786 | $993,556 | -3.9% |
| Land Value | $941,174 | $941,174 | +0.0% |
| Improvement Value | $13,612 | $52,382 | -74.0% |
| Taxable Value | — | $867,268 | — |
| Exemptions | HS,OV65 | DV,HS,OV65 | |
| Total Tax | Pending certification |
~$3,517
Partial
|
|
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,094,938 | $954,786 | -140,152 (-12.8%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $954,786 | $941,174 | $13,612 | — | $954,786 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $993,556 | $941,174 | $52,382 | — | $993,556 | $867,268 | ~$3,517 | Partial |
| 2024 | $2,055,046 | — | — | −$855,046 | $1,200,000 | $— | $5,909 | Verified |
| 2023 | $1,698,780 | — | — | −$498,780 | $1,200,000 | $— | $6,626 | Verified |
| 2022 | $532,600 | — | — | — | $1,200,000 ! | $— | $6,063 | Verified |
| 2021 | $447,000 | — | — | −$109,500 | $337,500 | $— | $12,599 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.2% | +10.1% | ~100% | Not available | Partial |
| 2025 | -37.1% | -29.5% | ~100% | Not available | Partial |
| 2024 | -23.1% | -11.4% | 89.2% | 0.3700% | Verified |
| 2023 | +21.0% | +16.8% | 77.4% | 0.3200% | Verified |
| 2022 | +219.0% ! | +192.6% | 80.1% | 0.3600% | Verified |
| 2021 | base year | — | 87.3% | 2.8200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +86.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.9% | +40.7% | +23.1% | +219.0% | 2023 | -51.7% | 2025 |
| Assessment Ratio | 100.0% | 105.0% | — | 225.3% | 2022 | 58.4% | 2024 |
| Effective Tax Rate (2025) | 0.3500% | 0.3500% | — | 0.3500% | 2025 | 0.3500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,517 | $6,943 | ~$25,924 | $12,599 | 2021 | $3,517 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,213,147 | ~$1,092,912 | ~2.0139% | ~$22,011 | +22.1% |
| 2027 | ~$1,481,272 | ~$1,202,203 | ~1.9814% | ~$23,820 | +49.1% |
| 2028 | ~$1,808,656 | ~$1,322,423 | ~1.9488% | ~$25,772 | +82.0% |
| 2029 | ~$2,208,397 | ~$1,454,665 | ~1.9163% | ~$27,876 | +122.3% |
| 2030 | ~$2,696,487 | ~$1,600,132 | ~1.8837% | ~$30,142 | +171.4% |
| 2026 | ~$1,193,276 | ~$1,092,912 | ~2.0465% | ~$22,366 | +20.1% |
| 2027 | ~$1,433,143 | ~$1,202,203 | ~2.0465% | ~$24,603 | +44.2% |
| 2028 | ~$1,721,228 | ~$1,322,423 | ~2.0465% | ~$27,063 | +73.2% |
| 2029 | ~$2,067,221 | ~$1,454,665 | ~2.0465% | ~$29,770 | +108.1% |
| 2030 | ~$2,482,765 | ~$1,600,132 | ~2.0465% | ~$32,746 | +149.9% |
| 2026 | ~$1,233,018 | ~$1,092,912 | ~1.9977% | ~$21,833 | +24.1% |
| 2027 | ~$1,530,195 | ~$1,202,203 | ~1.9488% | ~$23,429 | +54.0% |
| 2028 | ~$1,898,996 | ~$1,322,423 | ~1.9000% | ~$25,126 | +91.1% |
| 2029 | ~$2,356,684 | ~$1,454,665 | ~1.8512% | ~$26,929 | +137.2% |
| 2030 | ~$2,924,681 | ~$1,600,132 | ~1.8024% | ~$28,840 | +194.4% |
In 2025, this property's market value of $993,556 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +91% 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 | $993,556 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $2,055,046 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,698,780 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $532,600 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $447,000 | $300,453 | $376,850 | $539,896 | ↑ Above median | 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.