2336 DOUGLAS ST TX 78741
| Owner | CHANDELIER INVESTORS LLC |
|---|---|
| Parcel ID | 0307050815 |
| Short ID | 287641 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 207,052 SF |
| Land SF | 569,329 SF |
| Acres | 13.070 |
| Year Built | 1987 |
| Legal | TRT A WILLOW CREEK COMMERCIAL |
| Neighborhood | 08SE |
| Land | $4,554,632 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,554,632 |
| Improvement | $36,245,368 |
|---|---|
| Total Improvement | $36,245,368 |
| Market | $40,800,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $40,800,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $40,800,000 |
| Taxable Value | $40,800,000 |
|---|
Appreciation: Market value has fallen -3.5% from $42,260,000 (2021) to $40,800,000 (2025), a CAGR of -0.9% 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 $834,966. 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 11% of market value ($4,554,632 land vs $36,245,368 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~39 yrs), and rent roll drive the underwriting.
Submarket Position: At $40,800,000, 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 -0.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $39,045,726 by 2030, with an estimated annual tax burden around $735,521. 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.
24 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 92,400 SF | ✗ |
| 1ST | 1st Floor | 78,130 SF | ✓ |
| 2ND | 2nd Floor | 74,440 SF | ✓ |
| 3RD | 3rd Floor | 54,482 SF | ✓ |
| 591 | MASONRY TRIM SF | 42,356 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 17,929 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 17,505 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 12,410 SF | ✗ |
| 581C | STORAGE ATT COMM | 7,248 SF | ✓ |
| SO | Sketch Only | 5,406 SF | ✗ |
| 611 | TERRACE | 2,100 SF | ✗ |
| 601 | POOL COMM'L | 1,200 SF | ✗ |
| 511 | DECK | 754 SF | ✗ |
| 541 | FENCE COMM LF | 600 SF | ✗ |
| 521 | FIREPLACE | 2 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 212 | URINAL AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 449 | SPA | 1 SF | ✗ |
| 531 | OBS FENCE | 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% | $377,481.60 | $377,481.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $213,798.94 | $213,798.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $153,344.76 | $153,344.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $48,153.38 | $48,153.38 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $42,187.20 | $42,187.20 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $834,965.88 | $834,965.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $33,500,000 | $40,800,000 | -17.9% |
| Assessed Value | $33,500,000 | $40,800,000 | -17.9% |
| Land Value | $4,554,632 | $4,554,632 | +0.0% |
| Improvement Value | $28,945,368 | $36,245,368 | -20.1% |
| Taxable Value | $33,500,000 | $40,800,000 | -17.9% |
| Total Tax 2026 = estimate |
~$685,572
Estimated
|
~$834,966
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $38,551,451 | $33,500,000 | -5,051,451 (-13.1%) |
| Taxable Value | $38,551,451 | $33,500,000 | -5,051,451 (-13.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $33,500,000 | $4,554,632 | $28,945,368 | — | $33,500,000 | $33,500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $40,800,000 | $4,554,632 | $36,245,368 | — | $40,800,000 | $40,800,000 | ~$834,966 | Partial |
| 2024 | $51,560,000 | — | — | −$47,005,368 | $4,554,632 | $— | $877,944 | Verified |
| 2023 | $45,840,000 | — | — | −$41,285,368 | $4,554,632 | $— | $824,906 | Verified |
| 2022 | $41,100,000 | — | — | −$36,545,368 | $4,554,632 | $— | $823,877 | Verified |
| 2021 | $42,260,000 | — | — | −$37,705,368 | $4,554,632 | $— | $799,309 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.5% | -5.5% | ~100% | Not available | Partial |
| 2025 | -7.9% | -7.9% | ~100% | Not available | Partial |
| 2024 | -14.1% | -14.1% | ~100% | 1.9800% | Verified |
| 2023 | +12.5% | +12.5% | ~100% | 1.6000% | Verified |
| 2022 | +11.5% | +11.5% | ~100% | 1.8000% | Verified |
| 2021 | base year | — | ~100% | 1.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -17.9% | -3.5% | +3.4% | +12.5% | 2024 | -20.9% | 2025 |
| Assessment Ratio | 100.0% | 40.1% | — | 100.0% | 2025 | 8.8% | 2024 |
| 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 |
$834,966 | $832,200 | ~$774,721 | $877,944 | 2024 | $799,309 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$40,442,950 | ~$40,442,950 | ~2.0139% | ~$814,495 | -0.9% |
| 2027 | ~$40,089,025 | ~$40,089,025 | ~1.9814% | ~$794,319 | -1.7% |
| 2028 | ~$39,738,198 | ~$39,738,198 | ~1.9488% | ~$774,434 | -2.6% |
| 2029 | ~$39,390,440 | ~$39,390,440 | ~1.9163% | ~$754,835 | -3.5% |
| 2030 | ~$39,045,726 | ~$39,045,726 | ~1.8837% | ~$735,521 | -4.3% |
| 2026 | ~$39,626,950 | ~$39,626,950 | ~2.0465% | ~$810,960 | -2.9% |
| 2027 | ~$38,487,627 | ~$38,487,627 | ~2.0465% | ~$787,644 | -5.7% |
| 2028 | ~$37,381,061 | ~$37,381,061 | ~2.0465% | ~$764,998 | -8.4% |
| 2029 | ~$36,306,310 | ~$36,306,310 | ~2.0465% | ~$743,003 | -11.0% |
| 2030 | ~$35,262,460 | ~$35,262,460 | ~2.0465% | ~$721,641 | -13.6% |
| 2026 | ~$41,258,950 | ~$41,258,950 | ~1.9977% | ~$824,214 | +1.1% |
| 2027 | ~$41,723,063 | ~$41,723,063 | ~1.9488% | ~$813,116 | +2.3% |
| 2028 | ~$42,192,397 | ~$42,192,397 | ~1.9000% | ~$801,663 | +3.4% |
| 2029 | ~$42,667,010 | ~$42,667,010 | ~1.8512% | ~$789,849 | +4.6% |
| 2030 | ~$43,146,962 | ~$43,146,962 | ~1.8024% | ~$777,668 | +5.8% |
In 2025, this property's market value of $40,800,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 78× 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 | $40,800,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $51,560,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $45,840,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $41,100,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $42,260,000 | $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.