1102 W MARY ST AUSTIN, TX 78704
| Owner | PATTERSON TOWER INVESTMENT 2 LLC |
|---|---|
| Parcel ID | 0400040916 |
| Short ID | 302233 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,628 SF |
| Land SF | 9,137 SF |
| Acres | 0.210 |
| Year Built | 2017 |
| Legal | LOT 18 & E 12.5FT OF LOT 19 & 39.12X89.79FT AV OF LOT 16-17 BLK S BOULDIN JAMES E ADDN |
| Neighborhood | K1005 |
| Land | $620,094 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $620,094 |
| Improvement | $1,212,102 |
|---|---|
| Total Improvement | $1,212,102 |
| Market | $1,832,196 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,832,196 |
| Value Limitation Adjustment (−) (homestead cap) | −$144,654 |
| Net Appraised (assessed) | $1,687,542 |
| Taxable Value | $1,687,542 |
|---|
Appreciation: Market value has risen +90.8% from $960,300 (2021) to $1,832,196 (2025), a CAGR of 17.5% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $34,535. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,687,542) is $144,654 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 34% of market value ($620,094 land vs $1,212,102 improvements), about $68/SF of land. Most value sits in the improvements, so building condition, age (~9 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,832,196, 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 +17.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,108,452 by 2030, with an estimated annual tax burden around $51,196. 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 | 3,628 SF | ✗ |
| 2ND | 2nd Floor | 2,008 SF | ✓ |
| 1ST | 1st Floor | 1,620 SF | ✓ |
| 051 | CARPORT DET 1ST | 440 SF | ✗ |
| 612 | TERRACE UNCOVERD | 381 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 226 SF | ✗ |
| 061 | CARPORT ATT 1ST | 209 SF | ✗ |
| 252 | BEDROOMS | 6 SF | ✓ |
| 251 | BATHROOM | 4 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% | $15,613.14 | $15,613.14 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,843.01 | $8,843.01 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,342.54 | $6,342.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,991.69 | $1,991.69 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,744.92 | $1,744.92 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $34,535.30 | $34,535.30 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,007,505 | $1,832,196 | -45.0% |
| Assessed Value | $1,007,505 | $1,687,542 | -40.3% |
| Land Value | $558,085 | $620,094 | -10.0% |
| Improvement Value | $449,420 | $1,212,102 | -62.9% |
| Taxable Value | $1,007,505 | $1,687,542 | -40.3% |
| Total Tax 2026 = estimate |
~$20,618
Estimated
|
~$34,535
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,007,505 | $1,007,505 | +0 (+0.0%) |
| Taxable Value | $1,007,505 | $1,007,505 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,007,505 | $558,085 | $449,420 | — | $1,007,505 | $1,007,505 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,832,196 | $620,094 | $1,212,102 | −$144,654 | $1,687,542 | $1,687,542 | ~$34,535 | Partial |
| 2024 | $1,779,052 | — | — | −$1,017,802 | $761,250 | $— | $27,870 | Verified |
| 2023 | $1,779,052 | — | — | −$1,017,802 | $761,250 | $— | $32,187 | Verified |
| 2022 | $1,020,700 | — | — | −$259,450 | $761,250 | $— | $35,135 | Verified |
| 2021 | $960,300 | — | — | −$461,550 | $498,750 | $— | $22,217 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -45.0% | -40.3% | ~100% | Not available | Partial |
| 2025 | +30.3% | +20.0% | 92.1% | Not available | Partial |
| 2024 | -21.0% | -21.0% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +74.3% | +74.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +79.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -45.0% | +7.7% | +36.8% | +74.3% | 2023 | -45.0% | 2026 |
| Assessment Ratio | 100.0% | 67.4% | — | 100.0% | 2026 | 42.8% | 2023 |
| Effective Tax Rate (2025) | 1.8800% | 1.8800% | — | 1.8800% | 2025 | 1.8800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$34,535 | $30,389 | ~$44,032 | $35,135 | 2022 | $22,217 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,153,343 | ~$1,856,296 | ~2.0139% | ~$37,385 | +17.5% |
| 2027 | ~$2,530,780 | ~$2,041,926 | ~1.9814% | ~$40,458 | +38.1% |
| 2028 | ~$2,974,375 | ~$2,246,118 | ~1.9488% | ~$43,773 | +62.3% |
| 2029 | ~$3,495,722 | ~$2,470,730 | ~1.9163% | ~$47,346 | +90.8% |
| 2030 | ~$4,108,452 | ~$2,717,803 | ~1.8837% | ~$51,196 | +124.2% |
| 2026 | ~$2,116,699 | ~$1,856,296 | ~2.0465% | ~$37,989 | +15.5% |
| 2027 | ~$2,445,379 | ~$2,041,926 | ~2.0465% | ~$41,788 | +33.5% |
| 2028 | ~$2,825,097 | ~$2,246,118 | ~2.0465% | ~$45,966 | +54.2% |
| 2029 | ~$3,263,778 | ~$2,470,730 | ~2.0465% | ~$50,563 | +78.1% |
| 2030 | ~$3,770,576 | ~$2,717,803 | ~2.0465% | ~$55,619 | +105.8% |
| 2026 | ~$2,189,987 | ~$1,856,296 | ~1.9977% | ~$37,083 | +19.5% |
| 2027 | ~$2,617,647 | ~$2,041,926 | ~1.9488% | ~$39,794 | +42.9% |
| 2028 | ~$3,128,820 | ~$2,246,118 | ~1.9000% | ~$42,677 | +70.8% |
| 2029 | ~$3,739,815 | ~$2,470,730 | ~1.8512% | ~$45,738 | +104.1% |
| 2030 | ~$4,470,126 | ~$2,717,803 | ~1.8024% | ~$48,985 | +144.0% |
In 2025, this property's market value of $1,832,196 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 4× 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 | $1,832,196 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,779,052 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,779,052 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,020,700 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $960,300 | $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.