2311 S 5 ST TX 78704
| Owner | TAMBALEO OAKS LP |
|---|---|
| Parcel ID | 0402040218 |
| Short ID | 303880 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 19,370 SF |
| Land SF | 51,400 SF |
| Acres | 1.180 |
| Year Built | 1963 |
| Legal | LOT 1&2 SOUTHWOOD ANNEX NO 2 |
| Neighborhood | 05SC1 |
| Land | $4,112,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,112,000 |
| Improvement | $448,000 |
|---|---|
| Total Improvement | $448,000 |
| Market | $4,560,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,560,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,560,000 |
| Taxable Value | $4,560,000 |
|---|
Appreciation: Market value has risen +20.7% from $3,777,150 (2021) to $4,560,000 (2025), a CAGR of 4.8% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2025→2026), 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 $93,320. 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 90% of market value ($4,112,000 land vs $448,000 improvements), about $80/SF of land. With value concentrated in the land under a ~63-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 $4,560,000, 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 +4.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,770,529 by 2030, with an estimated annual tax burden around $108,702. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 9,825 SF | ✓ |
| 2ND | 2nd Floor | 9,545 SF | ✓ |
| 551 | PAVED AREA | 3,250 SF | ✗ |
| 591 | MASONRY TRIM SF | 2,500 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 2,100 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 2,100 SF | ✗ |
| 601 | POOL COMM'L | 465 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 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% | $42,189.12 | $42,189.12 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $23,895.18 | $23,895.18 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $17,138.53 | $17,138.53 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,381.85 | $5,381.85 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,715.04 | $4,715.04 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $93,319.72 | $93,319.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,374,600 | $4,560,000 | +17.9% |
| Assessed Value | $5,374,600 | $4,560,000 | +17.9% |
| Land Value | $4,112,000 | $4,112,000 | +0.0% |
| Improvement Value | $1,262,600 | $448,000 | +181.8% |
| Taxable Value | $5,374,600 | $4,560,000 | +17.9% |
| Total Tax 2026 = estimate |
~$109,990
Estimated
|
~$93,320
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,374,600 | $5,374,600 | +0 (+0.0%) |
| Taxable Value | $5,374,600 | $5,374,600 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,374,600 | $4,112,000 | $1,262,600 | — | $5,374,600 | $5,374,600 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,560,000 | $4,112,000 | $448,000 | — | $4,560,000 | $4,560,000 | ~$93,320 | Partial |
| 2024 | $4,455,100 | — | — | −$343,100 | $4,112,000 | $— | $86,506 | Verified |
| 2023 | $4,134,493 | — | — | −$22,493 | $4,112,000 | $— | $74,529 | Verified |
| 2022 | $3,874,000 | — | — | −$944,200 | $2,929,800 | $— | $77,253 | Verified |
| 2021 | $3,777,150 | — | — | −$847,350 | $2,929,800 | $— | $84,325 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.9% | +17.9% | ~100% | Not available | Partial |
| 2025 | -1.8% | -1.8% | ~100% | Not available | Partial |
| 2024 | +4.2% | +4.2% | ~100% | 1.8600% | Verified |
| 2023 | +7.8% | +7.8% | ~100% | 1.6700% | Verified |
| 2022 | +6.7% | +6.7% | ~100% | 1.8700% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +17.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +17.9% | +7.5% | +1.6% | +17.9% | 2026 | +2.4% | 2025 |
| Assessment Ratio | 100.0% | 90.8% | — | 100.0% | 2025 | 75.6% | 2022 |
| 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 |
$93,320 | $83,187 | ~$102,417 | $93,320 | 2025 | $74,529 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,779,858 | ~$4,779,858 | ~2.0139% | ~$96,263 | +4.8% |
| 2027 | ~$5,010,316 | ~$5,010,316 | ~1.9814% | ~$99,274 | +9.9% |
| 2028 | ~$5,251,886 | ~$5,251,886 | ~1.9488% | ~$102,351 | +15.2% |
| 2029 | ~$5,505,103 | ~$5,505,103 | ~1.9163% | ~$105,494 | +20.7% |
| 2030 | ~$5,770,529 | ~$5,770,529 | ~1.8837% | ~$108,702 | +26.5% |
| 2026 | ~$4,688,658 | ~$4,688,658 | ~2.0465% | ~$95,953 | +2.8% |
| 2027 | ~$4,820,946 | ~$4,820,946 | ~2.0465% | ~$98,660 | +5.7% |
| 2028 | ~$4,956,966 | ~$4,956,966 | ~2.0465% | ~$101,444 | +8.7% |
| 2029 | ~$5,096,825 | ~$5,096,825 | ~2.0465% | ~$104,306 | +11.8% |
| 2030 | ~$5,240,629 | ~$5,240,629 | ~2.0465% | ~$107,249 | +14.9% |
| 2026 | ~$4,871,058 | ~$4,871,058 | ~1.9977% | ~$97,307 | +6.8% |
| 2027 | ~$5,203,335 | ~$5,203,335 | ~1.9488% | ~$101,405 | +14.1% |
| 2028 | ~$5,558,277 | ~$5,558,277 | ~1.9000% | ~$105,608 | +21.9% |
| 2029 | ~$5,937,432 | ~$5,937,432 | ~1.8512% | ~$109,913 | +30.2% |
| 2030 | ~$6,342,451 | ~$6,342,451 | ~1.8024% | ~$114,315 | +39.1% |
In 2025, this property's market value of $4,560,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 9× 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 | $4,560,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $4,455,100 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $4,134,493 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $3,874,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,777,150 | $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.