4314 GILLIS ST TX 78745
| Owner | GRIFFITH PARTNERS LLC & LANCASTOR |
|---|---|
| Parcel ID | 0409100167 |
| Short ID | 312799 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 12,000 SF |
| Land SF | 18,887 SF |
| Acres | 0.434 |
| Year Built | 1973 |
| Legal | LOT 2A&1A LESS E5 FT FRITTS ADDN |
| Neighborhood | 05SC2 |
| Land | $566,610 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $566,610 |
| Improvement | $2,433,390 |
|---|---|
| Total Improvement | $2,433,390 |
| Market | $3,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,000,000 |
| Taxable Value | $3,000,000 |
|---|
Appreciation: Market value has risen +28.2% from $2,340,000 (2021) to $3,000,000 (2025), a CAGR of 6.4% 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 $61,395. 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 19% of market value ($566,610 land vs $2,433,390 improvements), about $30/SF of land. Most value sits in the improvements, so building condition, age (~53 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,000,000, 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 +6.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,092,635 by 2030, with an estimated annual tax burden around $77,095. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,300 SF | ✗ |
| 1ST | 1st Floor | 6,000 SF | ✓ |
| 2ND | 2nd Floor | 6,000 SF | ✓ |
| 591 | MASONRY TRIM SF | 1,650 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 572 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 532 SF | ✗ |
| 601 | POOL COMM'L | 264 SF | ✗ |
| 581C | STORAGE ATT COMM | 188 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $25,905.60 | $25,905.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,672.48 | $14,672.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,523.66 | $10,523.66 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,304.64 | $3,304.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,895.20 | $2,895.20 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $57,301.58 | $57,301.58 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,495,000 | $3,000,000 | -16.8% |
| Assessed Value | $2,495,000 | $3,000,000 | -16.8% |
| Land Value | $566,610 | $566,610 | +0.0% |
| Improvement Value | $1,928,390 | $2,433,390 | -20.8% |
| Taxable Value | $2,495,000 | $3,000,000 | -16.8% |
| Total Tax 2026 = estimate |
~$51,060
Estimated
|
~$57,302
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,420,000 | $2,495,000 | -925,000 (-27.0%) |
| Taxable Value | $3,360,000 | $2,495,000 | -865,000 (-25.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,495,000 | $566,610 | $1,928,390 | — | $2,495,000 | $2,495,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,000,000 | $566,610 | $2,433,390 | — | $3,000,000 | $3,000,000 | ~$57,302 | Partial |
| 2024 | $2,640,000 | — | — | −$2,073,390 | $566,610 | $— | $55,764 | Verified |
| 2023 | $2,900,000 | — | — | −$2,333,390 | $566,610 | $— | $48,119 | Verified |
| 2022 | $2,400,000 | — | — | −$1,833,390 | $566,610 | $— | $52,395 | Verified |
| 2021 | $2,340,000 | — | — | −$1,773,390 | $566,610 | $— | $52,370 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +14.0% | +12.0% | 98.2% | Not available | Partial |
| 2025 | -9.1% | -5.3% | ~100% | Not available | Partial |
| 2024 | +5.8% | +1.5% | 96.0% | 1.6900% | Verified |
| 2023 | +7.6% | +7.6% | ~100% | 1.5400% | Verified |
| 2022 | +14.9% | +14.9% | ~100% | 1.8100% | Verified |
| 2021 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +18.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.8% | +2.2% | +10.7% | +20.8% | 2023 | -16.8% | 2026 |
| Assessment Ratio | 100.0% | 48.1% | — | 100.0% | 2025 | 19.5% | 2023 |
| Effective Tax Rate (2025) | 1.9100% | 1.9100% | — | 1.9100% | 2025 | 1.9100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$57,302 | $53,190 | ~$70,567 | $57,302 | 2025 | $48,119 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,192,255 | ~$3,192,255 | ~2.0139% | ~$64,290 | +6.4% |
| 2027 | ~$3,396,831 | ~$3,396,831 | ~1.9814% | ~$67,304 | +13.2% |
| 2028 | ~$3,614,517 | ~$3,614,517 | ~1.9488% | ~$70,441 | +20.5% |
| 2029 | ~$3,846,154 | ~$3,846,154 | ~1.9163% | ~$73,704 | +28.2% |
| 2030 | ~$4,092,635 | ~$4,092,635 | ~1.8837% | ~$77,095 | +36.4% |
| 2026 | ~$3,132,255 | ~$3,132,255 | ~2.0465% | ~$64,101 | +4.4% |
| 2027 | ~$3,270,341 | ~$3,270,341 | ~2.0465% | ~$66,927 | +9.0% |
| 2028 | ~$3,414,514 | ~$3,414,514 | ~2.0465% | ~$69,878 | +13.8% |
| 2029 | ~$3,565,043 | ~$3,565,043 | ~2.0465% | ~$72,958 | +18.8% |
| 2030 | ~$3,722,208 | ~$3,722,208 | ~2.0465% | ~$76,174 | +24.1% |
| 2026 | ~$3,252,255 | ~$3,252,255 | ~1.9977% | ~$64,969 | +8.4% |
| 2027 | ~$3,525,721 | ~$3,525,721 | ~1.9488% | ~$68,711 | +17.5% |
| 2028 | ~$3,822,182 | ~$3,822,182 | ~1.9000% | ~$72,622 | +27.4% |
| 2029 | ~$4,143,570 | ~$4,143,570 | ~1.8512% | ~$76,706 | +38.1% |
| 2030 | ~$4,491,983 | ~$4,491,983 | ~1.8024% | ~$80,962 | +49.7% |
In 2025, this property's market value of $3,000,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 6× 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 | $3,000,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $2,640,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $2,900,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $2,400,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $2,340,000 | $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.