3800 ALLEGRO LUGAR C TX 78749
| Owner | TANON ROBYN STENGER |
|---|---|
| Parcel ID | 0412230225 |
| Short ID | 776897 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,600 SF |
| Land SF | 15,159 SF |
| Acres | 0.348 |
| Year Built | 1963 |
| Legal | ABS 2 SUR 17 ANDERSON T ACR 0.3480 |
| Neighborhood | J1105 |
| Land | $434,393 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $434,393 |
| Improvement | $211,518 |
|---|---|
| Total Improvement | $211,518 |
| Market | $645,911 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $645,911 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $645,911 |
| Taxable Value | $645,911 |
|---|
Appreciation: Market value has risen +67.9% from $384,671 (2021) to $645,911 (2025), a CAGR of 13.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 $13,218. 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 67% of market value ($434,393 land vs $211,518 improvements), about $29/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $645,911, 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 +13.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,234,601 by 2030, with an estimated annual tax burden around $19,596. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,600 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,600 SF | ✗ |
| 551 | PAVED AREA | 2,600 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 172 SF | ✗ |
| 251 | BATHROOM | 4 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% | $5,975.97 | $5,975.97 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,384.68 | $3,384.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,427.62 | $2,427.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $762.32 | $762.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $667.87 | $667.87 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,218.46 | $13,218.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $485,972 | $645,911 | -24.8% |
| Assessed Value | $485,972 | $645,911 | -24.8% |
| Land Value | $352,945 | $434,393 | -18.7% |
| Improvement Value | $133,027 | $211,518 | -37.1% |
| Taxable Value | $485,972 | $645,911 | -24.8% |
| Total Tax 2026 = estimate |
~$9,945
Estimated
|
~$13,218
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $485,972 | $485,972 | +0 (+0.0%) |
| Taxable Value | $485,972 | $485,972 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $485,972 | $352,945 | $133,027 | — | $485,972 | $485,972 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $645,911 | $434,393 | $211,518 | — | $645,911 | $645,911 | ~$13,218 | Partial |
| 2024 | $695,507 | — | — | −$275,507 | $420,000 | $— | $12,756 | Verified |
| 2023 | $643,950 | — | — | −$223,950 | $420,000 | $— | $12,583 | Verified |
| 2022 | $418,718 | — | — | — | $420,000 ! | $— | $12,718 | Verified |
| 2021 | $384,671 | — | — | −$174,671 | $210,000 | $— | $9,114 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -24.8% | -24.8% | ~100% | Not available | Partial |
| 2025 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2024 | -7.5% | -7.5% | ~100% | 1.9800% | Verified |
| 2023 | +8.0% | +8.0% | ~100% | 1.8100% | Verified |
| 2022 | +53.8% | +53.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +54.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -24.8% | +7.8% | +21.3% | +53.8% | 2023 | -24.8% | 2026 |
| Assessment Ratio | 100.0% | 80.1% | — | 100.3% | 2022 | 54.6% | 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 |
$13,218 | $12,078 | ~$16,853 | $13,218 | 2025 | $9,114 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$735,264 | ~$710,502 | ~2.0139% | ~$14,309 | +13.8% |
| 2027 | ~$836,978 | ~$781,552 | ~1.9814% | ~$15,486 | +29.6% |
| 2028 | ~$952,763 | ~$859,708 | ~1.9488% | ~$16,754 | +47.5% |
| 2029 | ~$1,084,566 | ~$945,678 | ~1.9163% | ~$18,122 | +67.9% |
| 2030 | ~$1,234,601 | ~$1,040,246 | ~1.8837% | ~$19,596 | +91.1% |
| 2026 | ~$722,346 | ~$710,502 | ~2.0465% | ~$14,540 | +11.8% |
| 2027 | ~$807,826 | ~$781,552 | ~2.0465% | ~$15,994 | +25.1% |
| 2028 | ~$903,422 | ~$859,708 | ~2.0465% | ~$17,594 | +39.9% |
| 2029 | ~$1,010,330 | ~$945,678 | ~2.0465% | ~$19,353 | +56.4% |
| 2030 | ~$1,129,889 | ~$1,040,246 | ~2.0465% | ~$21,288 | +74.9% |
| 2026 | ~$748,183 | ~$710,502 | ~1.9977% | ~$14,193 | +15.8% |
| 2027 | ~$866,647 | ~$781,552 | ~1.9488% | ~$15,231 | +34.2% |
| 2028 | ~$1,003,870 | ~$859,708 | ~1.9000% | ~$16,335 | +55.4% |
| 2029 | ~$1,162,819 | ~$945,678 | ~1.8512% | ~$17,506 | +80.0% |
| 2030 | ~$1,346,936 | ~$1,040,246 | ~1.8024% | ~$18,749 | +108.5% |
In 2025, this property's market value of $645,911 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +24% 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 | $645,911 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $695,507 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $643,950 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $418,718 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $384,671 | $300,453 | $376,850 | $539,896 | ↑ Above 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.