1803 S 1 ST TX 78704
| Owner | 1803 SOUTH FIRST LLC |
|---|---|
| Parcel ID | 0402010105 |
| Short ID | 303468 |
| Type | Real |
| Use Code | 03 Triplex |
| Valuation | Income |
| Improvement SF | 2,492 SF |
| Land SF | 12,672 SF |
| Acres | 0.291 |
| Year Built | 1905 |
| Legal | LOT 2 BLK A & 1434 SF OF LOT 3 BLK A BOULDIN JAMES E ADDN |
| Neighborhood | K1005 |
| Land | $670,904 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $670,904 |
| Improvement | $162,720 |
|---|---|
| Total Improvement | $162,720 |
| Market | $833,624 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $833,624 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $833,624 |
| Taxable Value | $833,624 |
|---|
Appreciation: Market value has risen +38.9% from $600,000 (2021) to $833,624 (2025), a CAGR of 8.6% 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 $17,060. 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 80% of market value ($670,904 land vs $162,720 improvements), about $53/SF of land. With value concentrated in the land under a ~121-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 $833,624, 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 +8.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,257,459 by 2030, with an estimated annual tax burden around $23,687. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,492 SF | ✗ |
| 1ST | 1st Floor | 1,304 SF | ✓ |
| 2ND | 2nd Floor | 1,188 SF | ✓ |
| 061 | CARPORT ATT 1ST | 1,188 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 350 SF | ✗ |
| 251 | BATHROOM | 4 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% | $7,712.69 | $7,712.69 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,368.33 | $4,368.33 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,133.13 | $3,133.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $983.87 | $983.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $861.97 | $861.97 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,059.99 | $17,059.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $670,905 | $833,624 | -19.5% |
| Assessed Value | $670,905 | $833,624 | -19.5% |
| Land Value | $670,904 | $670,904 | +0.0% |
| Improvement Value | $1 | $162,720 | -100.0% |
| Taxable Value | $670,905 | $833,624 | -19.5% |
| Total Tax 2026 = estimate |
~$13,730
Estimated
|
~$17,060
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $794,717 | $670,905 | -123,812 (-15.6%) |
| Taxable Value | $794,717 | $670,905 | -123,812 (-15.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $670,905 | $670,904 | $1 | — | $670,905 | $670,905 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $833,624 | $670,904 | $162,720 | — | $833,624 | $833,624 | ~$17,060 | Partial |
| 2024 | $1,256,803 | — | — | −$423,053 | $833,750 | $— | $17,186 | Verified |
| 2023 | $1,223,606 | — | — | −$431,543 | $792,063 | $— | $18,013 | Verified |
| 2022 | $722,192 | — | — | — | $792,063 ! | $— | $19,319 | Verified |
| 2021 | $600,000 | — | — | −$81,062 | $518,938 | $— | $14,373 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.7% | -4.7% | ~100% | Not available | Partial |
| 2025 | -16.2% | -12.1% | ~100% | Not available | Partial |
| 2024 | -20.8% | -11.7% | 95.3% | 1.7300% | Verified |
| 2023 | +2.7% | +4.8% | 85.4% | 1.4300% | Verified |
| 2022 | +69.4% | +46.9% | 83.7% | 1.5800% | Verified |
| 2021 | base year | — | 96.6% | 2.4000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -19.5% | +7.9% | +13.8% | +69.4% | 2023 | -33.7% | 2025 |
| Assessment Ratio | 100.0% | 87.9% | — | 109.7% | 2022 | 64.7% | 2023 |
| 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 |
$17,060 | $17,190 | ~$20,874 | $19,319 | 2022 | $14,373 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$905,055 | ~$905,055 | ~2.0139% | ~$18,227 | +8.6% |
| 2027 | ~$982,607 | ~$982,607 | ~1.9814% | ~$19,469 | +17.9% |
| 2028 | ~$1,066,803 | ~$1,066,803 | ~1.9488% | ~$20,790 | +28.0% |
| 2029 | ~$1,158,215 | ~$1,158,215 | ~1.9163% | ~$22,195 | +38.9% |
| 2030 | ~$1,257,459 | ~$1,257,459 | ~1.8837% | ~$23,687 | +50.8% |
| 2026 | ~$888,382 | ~$888,382 | ~2.0465% | ~$18,181 | +6.6% |
| 2027 | ~$946,738 | ~$946,738 | ~2.0465% | ~$19,375 | +13.6% |
| 2028 | ~$1,008,926 | ~$1,008,926 | ~2.0465% | ~$20,648 | +21.0% |
| 2029 | ~$1,075,200 | ~$1,075,200 | ~2.0465% | ~$22,004 | +29.0% |
| 2030 | ~$1,145,827 | ~$1,145,827 | ~2.0465% | ~$23,449 | +37.5% |
| 2026 | ~$921,727 | ~$916,986 | ~1.9977% | ~$18,318 | +10.6% |
| 2027 | ~$1,019,142 | ~$1,008,685 | ~1.9488% | ~$19,658 | +22.3% |
| 2028 | ~$1,126,853 | ~$1,109,554 | ~1.9000% | ~$21,082 | +35.2% |
| 2029 | ~$1,245,947 | ~$1,220,509 | ~1.8512% | ~$22,594 | +49.5% |
| 2030 | ~$1,377,627 | ~$1,342,560 | ~1.8024% | ~$24,198 | +65.3% |
In 2025, this property's market value of $833,624 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +60% 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 | $833,624 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,256,803 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,223,606 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $722,192 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $600,000 | $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.