4515 S CONGRESS AVE TX 78745
| Owner | TCHFC SOUTHSIDE LAND LLC |
|---|---|
| Parcel ID | 0412050103 |
| Short ID | 316382 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 210,375 SF |
| Land SF | 146,405 SF |
| Acres | 3.361 |
| Year Built | 2022 |
| Legal | 2.3727 AC OF BLK 25 FORTVIEW ADDN |
| Neighborhood | 63SOU |
| Land | $4,392,155 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,392,155 |
| Improvement | $67,205,470 |
|---|---|
| Total Improvement | $67,205,470 |
| Market | $71,597,625 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $71,597,625 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $71,597,625 |
| Taxable Value | $71,597,625 |
|---|
Appreciation: Market value has risen +808.0% from $7,884,959 (2021) to $71,597,625 (2025), a CAGR of 73.6% 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.
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 6% of market value ($4,392,155 land vs $67,205,470 improvements), about $30/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $71,597,625, 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 +73.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,128,554,632 by 2030, with an estimated annual tax burden around $0. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 210,375 SF | ✓ |
Market value changed by 476% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $68,126,438 | $71,597,625 | -4.8% |
| Assessed Value | $68,126,438 | $71,597,625 | -4.8% |
| Land Value | $4,392,155 | $4,392,155 | +0.0% |
| Improvement Value | $63,734,283 | $67,205,470 | -5.2% |
| Taxable Value | — | — | — |
| Exemptions | — | E | |
| Total Tax | Pending certification | — | |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $68,126,438 | $68,126,438 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $68,126,438 | $4,392,155 | $63,734,283 | — | $68,126,438 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $71,597,625 | $4,392,155 | $67,205,470 | — | $71,597,625 | $— | not in county billing file ⓘ | Partial |
| 2024 | $48,300,574 | — | — | — | — | $— | not in county billing file ⓘ | Partial |
| 2023 | $8,392,155 | — | — | — | — | $— | not in county billing file ⓘ | Partial |
| 2022 | $7,588,116 | — | — | — | — | $— | not in county billing file ⓘ | Partial |
| 2021 | $7,884,959 | — | — | −$4,784,315 | $3,100,644 | $— | $71,270 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.8% | -4.8% | ~100% | Not available | Partial |
| 2025 | +3.8% | +3.8% | ~100% | Not available | Partial |
| 2024 | +42.8% | +42.8% | ~100% | No billing data | Verified |
| 2023 | +475.5% ! | +475.5% | ~100% | No billing data | Verified |
| 2022 | +10.6% | +10.6% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | 0.9000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +843.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.8% | +105.1% | +75.4% | +475.5% | 2024 | -4.8% | 2026 |
| Assessment Ratio | 100.0% | 79.8% | — | 100.0% | 2025 | 39.3% | 2021 |
|
Effective Tax Rate (2025)
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
| Tax Amount | $71,270 | $71,270 | — | $71,270 | 2021 | $71,270 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$124,286,343 | ~$78,757,388 | ~0.0000% | ~$0 | +73.6% |
| 2027 | ~$215,748,709 | ~$86,633,126 | ~0.0000% | ~$0 | +201.3% |
| 2028 | ~$374,518,262 | ~$95,296,439 | ~0.0000% | ~$0 | +423.1% |
| 2029 | ~$650,126,387 | ~$104,826,083 | ~0.0000% | ~$0 | +808.0% |
| 2030 | ~$1,128,554,632 | ~$115,308,691 | ~0.0000% | ~$0 | +1476.2% |
| 2026 | ~$122,854,391 | ~$78,757,388 | ~0.0000% | ~$0 | +71.6% |
| 2027 | ~$210,805,894 | ~$86,633,126 | ~0.0000% | ~$0 | +194.4% |
| 2028 | ~$361,721,910 | ~$95,296,439 | ~0.0000% | ~$0 | +405.2% |
| 2029 | ~$620,678,757 | ~$104,826,083 | ~0.0000% | ~$0 | +766.9% |
| 2030 | ~$1,065,022,905 | ~$115,308,691 | ~0.0000% | ~$0 | +1387.5% |
| 2026 | ~$125,718,296 | ~$78,757,388 | ~0.0000% | ~$0 | +75.6% |
| 2027 | ~$220,748,801 | ~$86,633,126 | ~0.0000% | ~$0 | +208.3% |
| 2028 | ~$387,612,901 | ~$95,296,439 | ~0.0000% | ~$0 | +441.4% |
| 2029 | ~$680,609,633 | ~$104,826,083 | ~0.0000% | ~$0 | +850.6% |
| 2030 | ~$1,195,082,703 | ~$115,308,691 | ~0.0000% | ~$0 | +1569.2% |
In 2025, this property's market value of $71,597,625 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 138× 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 | $71,597,625 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $48,300,574 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $8,392,155 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $7,588,116 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $7,884,959 | $300,453 | $376,850 | $539,896 | ↑ Top 25% | base yr |