3625 S 1 ST TX 78704
| Owner | SPEARHEAD OAK GROVE LTD |
|---|---|
| Parcel ID | 0408040501 |
| Short ID | 310983 |
| Type | Real |
| Use Code | 07 Apartment 50–100 Units |
| Valuation | Income |
| Improvement SF | 45,804 SF |
| Land SF | 154,650 SF |
| Acres | 3.550 |
| Year Built | 1978 |
| Legal | 3.550 AC OF BLK 3 FORTVIEW ADDN |
| Neighborhood | 08SC1 |
| Land | $14,459,775 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $14,459,775 |
| Improvement | $533,010 |
|---|---|
| Total Improvement | $533,010 |
| Market | $14,992,785 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $14,992,785 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $14,992,785 |
| Taxable Value | $14,992,785 |
|---|
Appreciation: Market value has risen +85.1% from $8,100,000 (2021) to $14,992,785 (2025), a CAGR of 16.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 $306,825. 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 96% of market value ($14,459,775 land vs $533,010 improvements), about $94/SF of land. With value concentrated in the land under a ~48-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 $14,992,785, 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 +16.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $32,368,974 by 2030, with an estimated annual tax burden around $454,849. 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.
19 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 34,600 SF | ✗ |
| 1ST | 1st Floor | 22,902 SF | ✓ |
| 2ND | 2nd Floor | 22,902 SF | ✓ |
| SO | Sketch Only | 6,285 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 3,580 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 2,494 SF | ✗ |
| 581C | STORAGE ATT COMM | 1,980 SF | ✓ |
| 511 | DECK | 1,722 SF | ✗ |
| 611 | TERRACE | 1,136 SF | ✗ |
| 601 | POOL COMM'L | 731 SF | ✗ |
| 541 | FENCE COMM LF | 200 SF | ✗ |
| 482 | LIGHT POLES | 6 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 521 | FIREPLACE | 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% | $138,713.25 | $138,713.25 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $78,564.74 | $78,564.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $56,349.63 | $56,349.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $17,694.93 | $17,694.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $15,502.54 | $15,502.54 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $306,825.09 | $306,825.09 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $15,023,704 | $14,992,785 | +0.2% |
| Assessed Value | $15,023,704 | $14,992,785 | +0.2% |
| Land Value | $14,459,775 | $14,459,775 | +0.0% |
| Improvement Value | $563,929 | $533,010 | +5.8% |
| Taxable Value | $15,023,704 | $14,992,785 | +0.2% |
| Total Tax 2026 = estimate |
~$307,458
Estimated
|
~$306,825
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $15,023,704 | $15,023,704 | +0 (+0.0%) |
| Taxable Value | $15,023,704 | $15,023,704 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $15,023,704 | $14,459,775 | $563,929 | — | $15,023,704 | $15,023,704 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $14,992,785 | $14,459,775 | $533,010 | — | $14,992,785 | $14,992,785 | ~$306,825 | Partial |
| 2024 | $13,145,250 | — | — | — | $14,459,775 ! | $— | $297,017 | Verified |
| 2023 | $8,544,414 | — | — | — | $14,459,775 ! | $— | $237,830 | Verified |
| 2022 | $8,100,000 | — | — | — | $8,544,413 ! | $— | $168,746 | Verified |
| 2021 | $8,100,000 | — | — | −$1 | $8,099,999 | $— | $176,311 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +3.6% | +3.6% | ~100% | 1.9800% | Verified |
| 2023 | +69.2% | +69.2% | ~100% | 1.6400% | Verified |
| 2022 | +5.5% | +5.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +85.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +14.7% | +16.6% | +53.8% | 2024 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 114.1% | — | 169.2% | 2023 | 100.0% | 2021 |
| 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 |
$306,825 | $237,346 | ~$391,196 | $306,825 | 2025 | $168,746 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$17,487,657 | ~$16,492,064 | ~2.0139% | ~$332,140 | +16.6% |
| 2027 | ~$20,397,689 | ~$18,141,270 | ~1.9814% | ~$359,449 | +36.1% |
| 2028 | ~$23,791,963 | ~$19,955,397 | ~1.9488% | ~$388,899 | +58.7% |
| 2029 | ~$27,751,062 | ~$21,950,937 | ~1.9163% | ~$420,644 | +85.1% |
| 2030 | ~$32,368,974 | ~$24,146,030 | ~1.8837% | ~$454,849 | +115.9% |
| 2026 | ~$17,187,802 | ~$16,492,064 | ~2.0465% | ~$337,508 | +14.6% |
| 2027 | ~$19,704,180 | ~$18,141,270 | ~2.0465% | ~$371,258 | +31.4% |
| 2028 | ~$22,588,967 | ~$19,955,397 | ~2.0465% | ~$408,384 | +50.7% |
| 2029 | ~$25,896,102 | ~$21,950,937 | ~2.0465% | ~$449,223 | +72.7% |
| 2030 | ~$29,687,418 | ~$24,146,030 | ~2.0465% | ~$494,145 | +98.0% |
| 2026 | ~$17,787,513 | ~$16,492,064 | ~1.9977% | ~$329,456 | +18.6% |
| 2027 | ~$21,103,192 | ~$18,141,270 | ~1.9488% | ~$353,544 | +40.8% |
| 2028 | ~$25,036,930 | ~$19,955,397 | ~1.9000% | ~$379,156 | +67.0% |
| 2029 | ~$29,703,936 | ~$21,950,937 | ~1.8512% | ~$406,354 | +98.1% |
| 2030 | ~$35,240,894 | ~$24,146,030 | ~1.8024% | ~$435,201 | +135.1% |
In 2025, this property's market value of $14,992,785 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 29× 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 | $14,992,785 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $13,145,250 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $8,544,414 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $8,100,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $8,100,000 | $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.