6412 CARSON RDG TX 78741
| Owner | KOOL BREEZE PROPERTY INVESTMENTS LLC |
|---|---|
| Parcel ID | 0312160801 |
| Short ID | 942498 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,513 SF |
| Land SF | 9,383 SF |
| Acres | 0.215 |
| Year Built | 2016 |
| Legal | LOT 8 CARSON CREEK SEC 4 |
| Neighborhood | F1265 |
| Land | $253,190 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $253,190 |
| Improvement | $805,461 |
|---|---|
| Total Improvement | $805,461 |
| Market | $1,058,651 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,058,651 |
| Value Limitation Adjustment (−) (homestead cap) | −$48,916 |
| Net Appraised (assessed) | $1,009,735 |
| Taxable Value | $1,009,735 |
|---|
Appreciation: Market value has risen +20.7% from $877,151 (2022) to $1,058,651 (2025), a CAGR of 6.5% over 3 years. This represents moderate, steady growth. 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 -15.5%, 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 $20,664. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,009,735) is $48,916 below market value, suggesting potential for an upward assessment in future years.
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 24% of market value ($253,190 land vs $805,461 improvements), about $27/SF of land. Most value sits in the improvements, so building condition, age (~10 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,058,651, 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 +6.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,448,383 by 2030, with an estimated annual tax burden around $27,284. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,377 SF | ✗ |
| 1ST | 1st Floor | 2,210 SF | ✓ |
| 2ND | 2nd Floor | 1,303 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 930 SF | ✗ |
| ATTIC | Attic | 864 SF | ✓ |
| 051 | CARPORT DET 1ST | 432 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 150 SF | ✗ |
| 251 | BATHROOM | 6 SF | ✓ |
| 252 | BEDROOMS | 6 SF | ✓ |
| 250 | HALF BATHROOM | 2 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% | $9,342.07 | $9,342.07 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,291.18 | $5,291.18 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,795.04 | $3,795.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,191.72 | $1,191.72 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,044.07 | $1,044.07 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,664.08 | $20,664.08 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,046,857 | $1,058,651 | -1.1% |
| Assessed Value | $1,046,857 | $1,009,735 | +3.7% |
| Land Value | $253,190 | $253,190 | +0.0% |
| Improvement Value | $793,667 | $805,461 | -1.5% |
| Taxable Value | $1,046,857 | $1,009,735 | +3.7% |
| Total Tax 2026 = estimate |
~$21,424
Estimated
|
~$20,664
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,046,857 | $1,046,857 | +0 (+0.0%) |
| Taxable Value | $1,046,857 | $1,046,857 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,046,857 | $253,190 | $793,667 | — | $1,046,857 | $1,046,857 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,058,651 | $253,190 | $805,461 | −$48,916 | $1,009,735 | $1,009,735 | ~$20,664 | Partial |
| 2024 | $701,205 | — | — | −$426,205 | $275,000 | $— | $16,676 | Verified |
| 2023 | $897,747 | — | — | −$695,622 | $202,125 | $— | $12,687 | Verified |
| 2022 | $877,151 | — | — | −$798,401 | $78,750 | $— | $17,730 | Verified |
| 2021 | $— | — | — | — | $78,750 | $— | $19,093 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.1% | +3.7% | ~100% | Not available | Partial |
| 2025 | -7.6% | +20.0% | 95.4% | Not available | Partial |
| 2024 | +63.4% | +20.0% | 73.4% | 1.4600% | Verified |
| 2023 | -21.9% | -21.9% | ~100% | 1.8100% | Verified |
| 2022 | +2.3% | +2.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +20.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.1% | +7.6% | +6.7% | +51.0% | 2025 | -21.9% | 2024 |
| Assessment Ratio | 100.0% | 53.2% | — | 100.0% | 2026 | 9.0% | 2022 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,664 | $16,939 | ~$24,880 | $20,664 | 2025 | $12,687 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,127,143 | ~$1,110,708 | ~2.0139% | ~$22,369 | +6.5% |
| 2027 | ~$1,200,066 | ~$1,200,066 | ~1.9814% | ~$23,778 | +13.4% |
| 2028 | ~$1,277,707 | ~$1,277,707 | ~1.9488% | ~$24,900 | +20.7% |
| 2029 | ~$1,360,371 | ~$1,360,371 | ~1.9163% | ~$26,069 | +28.5% |
| 2030 | ~$1,448,383 | ~$1,448,383 | ~1.8837% | ~$27,284 | +36.8% |
| 2026 | ~$1,105,970 | ~$1,105,970 | ~2.0465% | ~$22,634 | +4.5% |
| 2027 | ~$1,155,404 | ~$1,155,404 | ~2.0465% | ~$23,645 | +9.1% |
| 2028 | ~$1,207,047 | ~$1,207,047 | ~2.0465% | ~$24,702 | +14.0% |
| 2029 | ~$1,260,999 | ~$1,260,999 | ~2.0465% | ~$25,806 | +19.1% |
| 2030 | ~$1,317,362 | ~$1,317,362 | ~2.0465% | ~$26,960 | +24.4% |
| 2026 | ~$1,148,316 | ~$1,110,708 | ~1.9977% | ~$22,188 | +8.5% |
| 2027 | ~$1,245,575 | ~$1,221,779 | ~1.9488% | ~$23,811 | +17.7% |
| 2028 | ~$1,351,072 | ~$1,343,957 | ~1.9000% | ~$25,535 | +27.6% |
| 2029 | ~$1,465,504 | ~$1,465,504 | ~1.8512% | ~$27,129 | +38.4% |
| 2030 | ~$1,589,628 | ~$1,589,628 | ~1.8024% | ~$28,651 | +50.2% |
In 2025, this property's market value of $1,058,651 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +104% 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 | $1,058,651 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $701,205 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $897,747 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $877,151 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | — | $300,453 | $376,850 | $539,896 | — | 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.