5403 WEST GATE BLVD TX 78745
| Owner | ARMSTRONG ROBERT C TRUSTEE |
|---|---|
| Parcel ID | 0412150635 |
| Short ID | 510827 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,098 SF |
| Land SF | 17,332 SF |
| Acres | 0.398 |
| Year Built | 1978 |
| Legal | LOT 1 BLK B CHERRY CREEK PHS V SEC 1 |
| Neighborhood | J1105 |
| Land | $381,547 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $381,547 |
| Improvement | $156,635 |
|---|---|
| Total Improvement | $156,635 |
| Market | $538,182 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $538,182 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $538,182 |
| Taxable Value | $538,182 |
|---|
Appreciation: Market value has risen +57.9% from $340,900 (2021) to $538,182 (2025), a CAGR of 12.1% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $11,014. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 71% of market value ($381,547 land vs $156,635 improvements), about $22/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 $538,182, this parcel sits in the upper-middle (50th–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 +12.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $952,373 by 2030, with an estimated annual tax burden around $16,327. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,098 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,098 SF | ✗ |
| 612 | TERRACE UNCOVERD | 194 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 64 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 2 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% | $4,979.26 | $4,979.26 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,820.17 | $2,820.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,022.73 | $2,022.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $635.18 | $635.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $556.48 | $556.48 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,013.82 | $11,013.82 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $402,565 | $538,182 | -25.2% |
| Assessed Value | $402,565 | $538,182 | -25.2% |
| Land Value | $310,007 | $381,547 | -18.7% |
| Improvement Value | $92,558 | $156,635 | -40.9% |
| Taxable Value | $402,565 | $538,182 | -25.2% |
| Total Tax 2026 = estimate |
~$8,238
Estimated
|
~$11,014
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $449,894 | $402,565 | -47,329 (-10.5%) |
| Taxable Value | $449,894 | $402,565 | -47,329 (-10.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $402,565 | $310,007 | $92,558 | — | $402,565 | $402,565 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $538,182 | $381,547 | $156,635 | — | $538,182 | $538,182 | ~$11,014 | Partial |
| 2024 | $635,831 | — | — | −$261,831 | $374,000 | $— | $11,372 | Verified |
| 2023 | $504,316 | — | — | −$130,316 | $374,000 | $— | $11,504 | Verified |
| 2022 | $451,400 | — | — | −$77,400 | $374,000 | $— | $9,960 | Verified |
| 2021 | $340,900 | — | — | −$153,900 | $187,000 | $— | $9,826 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -16.4% | -16.4% | ~100% | Not available | Partial |
| 2025 | -6.2% | -6.2% | ~100% | Not available | Partial |
| 2024 | -9.8% | -9.8% | ~100% | 1.9800% | Verified |
| 2023 | +12.8% | +12.8% | ~100% | 1.8100% | Verified |
| 2022 | +24.3% | +24.3% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 2.8800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +18.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -25.2% | +5.9% | +19.6% | +32.4% | 2022 | -25.2% | 2026 |
| Assessment Ratio | 100.0% | 78.5% | — | 100.0% | 2025 | 54.9% | 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 |
$11,014 | $10,735 | ~$14,042 | $11,504 | 2023 | $9,826 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$603,260 | ~$592,000 | ~2.0139% | ~$11,923 | +12.1% |
| 2027 | ~$676,208 | ~$651,200 | ~1.9814% | ~$12,903 | +25.6% |
| 2028 | ~$757,977 | ~$716,320 | ~1.9488% | ~$13,960 | +40.8% |
| 2029 | ~$849,633 | ~$787,952 | ~1.9163% | ~$15,099 | +57.9% |
| 2030 | ~$952,373 | ~$866,747 | ~1.8837% | ~$16,327 | +77.0% |
| 2026 | ~$592,497 | ~$592,000 | ~2.0465% | ~$12,115 | +10.1% |
| 2027 | ~$652,293 | ~$651,200 | ~2.0465% | ~$13,327 | +21.2% |
| 2028 | ~$718,124 | ~$716,320 | ~2.0465% | ~$14,659 | +33.4% |
| 2029 | ~$790,598 | ~$787,952 | ~2.0465% | ~$16,125 | +46.9% |
| 2030 | ~$870,388 | ~$866,747 | ~2.0465% | ~$17,738 | +61.7% |
| 2026 | ~$614,024 | ~$592,000 | ~1.9977% | ~$11,826 | +14.1% |
| 2027 | ~$700,554 | ~$651,200 | ~1.9488% | ~$12,691 | +30.2% |
| 2028 | ~$799,277 | ~$716,320 | ~1.9000% | ~$13,610 | +48.5% |
| 2029 | ~$911,913 | ~$787,952 | ~1.8512% | ~$14,587 | +69.4% |
| 2030 | ~$1,040,422 | ~$866,747 | ~1.8024% | ~$15,622 | +93.3% |
In 2025, this property's market value of $538,182 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +4% 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 | $538,182 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $635,831 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $504,316 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $451,400 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $340,900 | $300,453 | $376,850 | $539,896 | ↓ Below median | 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.