4105 VICTORY DR TX 78704
| Owner | FAIRFIELD MISSION JAMES LP |
|---|---|
| Parcel ID | 0406120403 |
| Short ID | 308377 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 165,908 SF |
| Land SF | 379,734 SF |
| Acres | 8.717 |
| Year Built | 1983 |
| Legal | LOT D BARTON MARKET SQUARE SEC 2-A & TRT 3 BARTON MARKET SQUARE SEC 2 & LOT 2 VICTORY SUBD |
| Neighborhood | 08SC1 |
| Land | $9,493,358 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,493,358 |
| Improvement | $34,946,642 |
|---|---|
| Total Improvement | $34,946,642 |
| Market | $44,440,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $44,440,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $44,440,000 |
| Taxable Value | $44,440,000 |
|---|
Appreciation: Market value has risen +23.8% from $35,900,000 (2021) to $44,440,000 (2025), a CAGR of 5.5% over 4 years. This represents moderate, steady growth. 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 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 $909,458. 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 21% of market value ($9,493,358 land vs $34,946,642 improvements), about $25/SF of land. Most value sits in the improvements, so building condition, age (~43 yrs), and rent roll drive the underwriting.
Submarket Position: At $44,440,000, 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 +5.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $58,026,123 by 2030, with an estimated annual tax burden around $1,093,063. 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.
27 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 304,870 SF | ✗ |
| 551 | PAVED AREA | 152,724 SF | ✗ |
| 1ST | 1st Floor | 63,144 SF | ✓ |
| 2ND | 2nd Floor | 61,880 SF | ✓ |
| 591 | MASONRY TRIM SF | 52,500 SF | ✗ |
| 3RD | 3rd Floor | 40,884 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 12,518 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 12,135 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 12,135 SF | ✗ |
| 511 | DECK | 6,200 SF | ✗ |
| 611 | TERRACE | 4,336 SF | ✗ |
| 581C | STORAGE ATT COMM | 3,330 SF | ✓ |
| 601 | POOL COMM'L | 2,833 SF | ✗ |
| 541 | FENCE COMM LF | 200 SF | ✗ |
| MISC | Miscellaneous | 19 SF | ✓ |
| 482 | LIGHT POLES | 12 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 3 SF | ✓ |
| 152 | COMMODE AVG | 3 SF | ✓ |
| 162 | LAVATORY AVG | 3 SF | ✓ |
| 413 | STAIRWAY EXT | 3 SF | ✓ |
| 521 | FIREPLACE | 3 SF | ✓ |
| 142 | BATHTUB AVG | 2 SF | ✓ |
| 192 | WATER HTR AVG | 2 SF | ✓ |
| 242 | OBS OVEN/BURN | 2 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 212 | URINAL AVG | 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% | $370,080.00 | $370,080.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $209,606.80 | $209,606.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $150,338.00 | $150,338.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $47,209.20 | $47,209.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $41,360.00 | $41,360.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $818,594.00 | $818,594.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $34,990,000 | $44,440,000 | -21.3% |
| Assessed Value | $34,990,000 | $44,440,000 | -21.3% |
| Land Value | $9,493,358 | $9,493,358 | +0.0% |
| Improvement Value | $25,496,642 | $34,946,642 | -27.0% |
| Taxable Value | $34,990,000 | $44,440,000 | -21.3% |
| Total Tax 2026 = estimate |
~$716,065
Estimated
|
~$818,594
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $40,660,375 | $34,990,000 | -5,670,375 (-13.9%) |
| Taxable Value | $40,660,375 | $34,990,000 | -5,670,375 (-13.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $34,990,000 | $9,493,358 | $25,496,642 | — | $34,990,000 | $34,990,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $44,440,000 | $9,493,358 | $34,946,642 | — | $44,440,000 | $44,440,000 | ~$818,594 | Partial |
| 2024 | $48,450,000 | — | — | −$38,956,642 | $9,493,358 | $— | $818,399 | Verified |
| 2023 | $40,970,000 | — | — | −$31,476,642 | $9,493,358 | $— | $878,925 | Verified |
| 2022 | $36,460,000 | — | — | −$26,966,642 | $9,493,358 | $— | $809,126 | Verified |
| 2021 | $35,900,000 | — | — | −$26,406,642 | $9,493,358 | $— | $759,224 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.5% | -8.5% | ~100% | Not available | Partial |
| 2025 | -5.0% | -5.0% | ~100% | Not available | Partial |
| 2024 | -8.0% | -8.0% | ~100% | 1.7500% | Verified |
| 2023 | +24.1% | +24.1% | ~100% | 1.7300% | Verified |
| 2022 | +12.4% | +12.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -21.3% | +0.5% | +11.2% | +18.3% | 2024 | -21.3% | 2026 |
| Assessment Ratio | 100.0% | 49.2% | — | 100.0% | 2025 | 19.6% | 2024 |
| Effective Tax Rate (2025) | 1.8400% | 1.8400% | — | 1.8400% | 2025 | 1.8400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$818,594 | $816,854 | ~$1,017,470 | $878,925 | 2023 | $759,224 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$46,875,288 | ~$46,875,288 | ~2.0139% | ~$944,039 | +5.5% |
| 2027 | ~$49,444,029 | ~$49,444,029 | ~1.9814% | ~$979,678 | +11.3% |
| 2028 | ~$52,153,535 | ~$52,153,535 | ~1.9488% | ~$1,016,389 | +17.4% |
| 2029 | ~$55,011,521 | ~$55,011,521 | ~1.9163% | ~$1,054,181 | +23.8% |
| 2030 | ~$58,026,123 | ~$58,026,123 | ~1.8837% | ~$1,093,063 | +30.6% |
| 2026 | ~$45,986,488 | ~$45,986,488 | ~2.0465% | ~$941,107 | +3.5% |
| 2027 | ~$47,586,793 | ~$47,586,793 | ~2.0465% | ~$973,857 | +7.1% |
| 2028 | ~$49,242,788 | ~$49,242,788 | ~2.0465% | ~$1,007,746 | +10.8% |
| 2029 | ~$50,956,411 | ~$50,956,411 | ~2.0465% | ~$1,042,815 | +14.7% |
| 2030 | ~$52,729,667 | ~$52,729,667 | ~2.0465% | ~$1,079,105 | +18.7% |
| 2026 | ~$47,764,088 | ~$47,764,088 | ~1.9977% | ~$954,165 | +7.5% |
| 2027 | ~$51,336,816 | ~$51,336,816 | ~1.9488% | ~$1,000,472 | +15.5% |
| 2028 | ~$55,176,783 | ~$55,176,783 | ~1.9000% | ~$1,048,368 | +24.2% |
| 2029 | ~$59,303,976 | ~$59,303,976 | ~1.8512% | ~$1,097,832 | +33.4% |
| 2030 | ~$63,739,882 | ~$63,739,882 | ~1.8024% | ~$1,148,829 | +43.4% |
In 2025, this property's market value of $44,440,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 85× 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 | $44,440,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $48,450,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $40,970,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $36,460,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $35,900,000 | $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.