116 W ALPINE RD TX 78704
| Owner | 116 ALPINE LP |
|---|---|
| Parcel ID | 0407030268 |
| Short ID | 309755 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 12,000 SF |
| Land SF | 25,526 SF |
| Acres | 0.586 |
| Year Built | 1981 |
| Legal | LOT 1 REBBA HEIGHTS SEC 2 |
| Neighborhood | 05SC1 |
| Land | $1,786,820 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,786,820 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,457,605 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,457,605 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,457,605 |
| Taxable Value | $1,457,605 |
|---|
Appreciation: Market value has fallen -36.6% from $2,300,000 (2021) to $1,457,605 (2025), a CAGR of -10.8% over 4 years. Growth has been relatively flat for this asset class. 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 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 $29,830. 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 123% of market value ($1,786,820 land vs $0 improvements), about $70/SF of land. With value concentrated in the land under a ~45-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 $1,457,605, 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 -10.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $824,195 by 2030, with an estimated annual tax burden around $15,526. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 9,936 SF | ✗ |
| 1ST | 1st Floor | 6,000 SF | ✓ |
| 2ND | 2nd Floor | 6,000 SF | ✓ |
| 591 | MASONRY TRIM SF | 1,296 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 588 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 588 SF | ✗ |
| 501 | CANOPY | 204 SF | ✗ |
| SO | Sketch Only | 204 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $6,742.89 | $6,742.89 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,819.05 | $3,819.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,739.17 | $2,739.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $860.16 | $860.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $753.58 | $753.58 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,914.85 | $14,914.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,410,012 | $1,457,605 | -3.3% |
| Assessed Value | $1,410,012 | $1,457,605 | -3.3% |
| Land Value | $1,786,820 | $1,786,820 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $705,006 | $1,457,605 | -51.6% |
| Exemptions | — | I | |
| Total Tax 2026 = estimate |
~$14,428
Estimated
|
~$14,915
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,410,012 | $1,410,012 | +0 (+0.0%) |
| Taxable Value | $1,410,012 | $705,006 | -705,006 (-50.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,410,012 | $1,786,820 | — | — | $1,410,012 | $705,006 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,457,605 | $1,786,820 | — | — | $1,457,605 | $1,457,605 | ~$14,915 | Partial |
| 2024 | $2,700,000 | — | — | −$913,180 | $1,786,820 | $— | $30,916 | Verified |
| 2023 | $2,350,000 | — | — | −$563,180 | $1,786,820 | $— | $42,902 | Verified |
| 2022 | $2,350,000 | — | — | −$1,073,700 | $1,276,300 | $— | $46,574 | Verified |
| 2021 | $2,300,000 | — | — | −$1,023,700 | $1,276,300 | $— | $51,204 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.3% | -3.3% | ~100% | Not available | Partial |
| 2025 | -53.3% | -53.3% | ~100% | Not available | Partial |
| 2024 | +15.6% | +15.6% | ~100% | 0.9900% | Verified |
| 2023 | +7.3% | +7.3% | ~100% | 1.5900% | Verified |
| 2022 | +4.8% | +4.8% | ~100% | 1.8500% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -39.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.3% | -6.4% | -10.2% | +14.9% | 2024 | -46.0% | 2025 |
| Assessment Ratio | 100.0% | 75.3% | — | 100.0% | 2025 | 54.3% | 2022 |
| Effective Tax Rate (2025) | 1.0200% | 1.0200% | — | 1.0200% | 2025 | 1.0200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,915 | $37,302 | ~$20,518 | $51,204 | 2021 | $14,915 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,300,522 | ~$1,300,522 | ~2.0139% | ~$26,192 | -10.8% |
| 2027 | ~$1,160,368 | ~$1,160,368 | ~1.9814% | ~$22,991 | -20.4% |
| 2028 | ~$1,035,318 | ~$1,035,318 | ~1.9488% | ~$20,177 | -29.0% |
| 2029 | ~$923,744 | ~$923,744 | ~1.9163% | ~$17,702 | -36.6% |
| 2030 | ~$824,195 | ~$824,195 | ~1.8837% | ~$15,526 | -43.5% |
| 2026 | ~$1,384,725 | ~$1,384,725 | ~2.0465% | ~$28,338 | -5.0% |
| 2027 | ~$1,315,489 | ~$1,315,489 | ~2.0465% | ~$26,921 | -9.7% |
| 2028 | ~$1,249,714 | ~$1,249,714 | ~2.0465% | ~$25,575 | -14.3% |
| 2029 | ~$1,187,228 | ~$1,187,228 | ~2.0465% | ~$24,296 | -18.5% |
| 2030 | ~$1,127,867 | ~$1,127,867 | ~2.0465% | ~$23,082 | -22.6% |
| 2026 | ~$1,329,675 | ~$1,329,675 | ~1.9977% | ~$26,562 | -8.8% |
| 2027 | ~$1,212,972 | ~$1,212,972 | ~1.9488% | ~$23,639 | -16.8% |
| 2028 | ~$1,106,513 | ~$1,106,513 | ~1.9000% | ~$21,024 | -24.1% |
| 2029 | ~$1,009,397 | ~$1,009,397 | ~1.8512% | ~$18,686 | -30.7% |
| 2030 | ~$920,804 | ~$920,804 | ~1.8024% | ~$16,596 | -36.8% |
In 2025, this property's market value of $1,457,605 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +180% 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 | $1,457,605 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $2,700,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $2,350,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $2,350,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $2,300,000 | $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.