5309 WEST GATE BLVD TX 78745
| Owner | SALEEM FAISAL |
|---|---|
| Parcel ID | 0412150638 |
| Short ID | 510832 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,880 SF |
| Land SF | 10,642 SF |
| Acres | 0.244 |
| Year Built | 1978 |
| Legal | LOT 4 BLK B CHERRY CREEK PHS V SEC 1 |
| Neighborhood | J1105 |
| Land | $411,547 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $411,547 |
| Improvement | $112,468 |
|---|---|
| Total Improvement | $112,468 |
| Market | $524,015 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $524,015 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $524,015 |
| Taxable Value | $524,015 |
|---|
Appreciation: Market value has risen +50.8% from $347,600 (2021) to $524,015 (2025), a CAGR of 10.8% 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 $10,724. 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 79% of market value ($411,547 land vs $112,468 improvements), about $39/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 $524,015, 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 +10.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $875,334 by 2030, with an estimated annual tax burden around $15,897. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,880 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,880 SF | ✗ |
| 061 | CARPORT ATT 1ST | 441 SF | ✗ |
| 612 | TERRACE UNCOVERD | 200 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 120 SF | ✗ |
| 581 | STORAGE ATT | 105 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | 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% | $4,848.19 | $4,848.19 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,745.93 | $2,745.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,969.48 | $1,969.48 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $618.46 | $618.46 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $541.83 | $541.83 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $10,723.89 | $10,723.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $397,902 | $524,015 | -24.1% |
| Assessed Value | $397,902 | $524,015 | -24.1% |
| Land Value | $334,382 | $411,547 | -18.7% |
| Improvement Value | $63,520 | $112,468 | -43.5% |
| Taxable Value | $397,902 | $524,015 | -24.1% |
| Total Tax 2026 = estimate |
~$8,143
Estimated
|
~$10,724
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $444,683 | $397,902 | -46,781 (-10.5%) |
| Taxable Value | $444,683 | $397,902 | -46,781 (-10.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $397,902 | $334,382 | $63,520 | — | $397,902 | $397,902 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $524,015 | $411,547 | $112,468 | — | $524,015 | $524,015 | ~$10,724 | Partial |
| 2024 | $595,461 | — | — | −$195,461 | $400,000 | $— | $10,650 | Verified |
| 2023 | $498,944 | — | — | −$98,944 | $400,000 | $— | $10,773 | Verified |
| 2022 | $452,100 | — | — | −$52,100 | $400,000 | $— | $9,854 | Verified |
| 2021 | $347,600 | — | — | −$147,600 | $200,000 | $— | $9,841 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -15.1% | -15.1% | ~100% | Not available | Partial |
| 2025 | -2.5% | -2.5% | ~100% | Not available | Partial |
| 2024 | -9.7% | -9.7% | ~100% | 1.9800% | Verified |
| 2023 | +19.3% | +19.3% | ~100% | 1.8100% | Verified |
| 2022 | +10.2% | +10.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.8300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -24.1% | +4.7% | +17.8% | +30.1% | 2022 | -24.1% | 2026 |
| Assessment Ratio | 100.0% | 82.2% | — | 100.0% | 2025 | 57.5% | 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 |
$10,724 | $10,368 | ~$13,673 | $10,773 | 2023 | $9,841 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$580,644 | ~$576,416 | ~2.0139% | ~$11,609 | +10.8% |
| 2027 | ~$643,392 | ~$634,058 | ~1.9814% | ~$12,563 | +22.8% |
| 2028 | ~$712,921 | ~$697,464 | ~1.9488% | ~$13,592 | +36.0% |
| 2029 | ~$789,965 | ~$767,210 | ~1.9163% | ~$14,702 | +50.8% |
| 2030 | ~$875,334 | ~$843,931 | ~1.8837% | ~$15,897 | +67.0% |
| 2026 | ~$570,163 | ~$570,163 | ~2.0465% | ~$11,668 | +8.8% |
| 2027 | ~$620,376 | ~$620,376 | ~2.0465% | ~$12,696 | +18.4% |
| 2028 | ~$675,011 | ~$675,011 | ~2.0465% | ~$13,814 | +28.8% |
| 2029 | ~$734,457 | ~$734,457 | ~2.0465% | ~$15,031 | +40.2% |
| 2030 | ~$799,138 | ~$799,138 | ~2.0465% | ~$16,354 | +52.5% |
| 2026 | ~$591,124 | ~$576,416 | ~1.9977% | ~$11,515 | +12.8% |
| 2027 | ~$666,827 | ~$634,058 | ~1.9488% | ~$12,357 | +27.3% |
| 2028 | ~$752,226 | ~$697,464 | ~1.9000% | ~$13,252 | +43.6% |
| 2029 | ~$848,561 | ~$767,210 | ~1.8512% | ~$14,203 | +61.9% |
| 2030 | ~$957,234 | ~$843,931 | ~1.8024% | ~$15,211 | +82.7% |
In 2025, this property's market value of $524,015 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +1% 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 | $524,015 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $595,461 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $498,944 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $452,100 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $347,600 | $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.