5010 S CONGRESS AVE TX 78745
| Owner | MFREVF III-SUR512 LP |
|---|---|
| Parcel ID | 0413070113 |
| Short ID | 319259 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 258,484 SF |
| Land SF | 386,858 SF |
| Acres | 8.881 |
| Year Built | 2015 |
| Legal | 1.5923 AC OF LOT 1 & 4.1574 AC OF LOT 2 & 3.1603 AC OF LOT 4 VON ACH PARK SUBD (TOTAL 8.881 AC) |
| Neighborhood | 08SC2 |
| Land | $9,671,445 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,671,445 |
| Improvement | $59,128,555 |
|---|---|
| Total Improvement | $59,128,555 |
| Market | $68,800,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $68,800,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $68,800,000 |
| Taxable Value | $68,800,000 |
|---|
Appreciation: Market value has fallen -8.1% from $74,850,000 (2021) to $68,800,000 (2025), a CAGR of -2.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 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 $1,407,982. 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 14% of market value ($9,671,445 land vs $59,128,555 improvements), about $25/SF of land. Most value sits in the improvements, so building condition, age (~11 yrs), and rent roll drive the underwriting.
Submarket Position: At $68,800,000, 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 -2.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $61,920,468 by 2030, with an estimated annual tax burden around $1,166,422. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 163,788 SF | ✓ |
| 1ST | 1st Floor | 145,056 SF | ✓ |
| 2ND | 2nd Floor | 56,714 SF | ✓ |
| 3RD | 3rd Floor | 56,714 SF | ✓ |
| 4TH | 4th Floor | 56,714 SF | ✓ |
| MISC | Miscellaneous | 6,000 SF | ✓ |
| 601 | POOL COMM'L | 2,500 SF | ✗ |
| 276 | ELEVATOR COM PAS | 1 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 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% | $617,617.26 | $617,617.26 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $349,807.55 | $349,807.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $250,895.33 | $250,895.33 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $78,786.25 | $78,786.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $69,024.67 | $69,024.67 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,366,131.06 | $1,366,131.06 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $62,260,000 | $68,800,000 | -9.5% |
| Assessed Value | $62,260,000 | $68,800,000 | -9.5% |
| Land Value | $9,671,445 | $9,671,445 | +0.0% |
| Improvement Value | $52,588,555 | $59,128,555 | -11.1% |
| Taxable Value | $62,260,000 | $68,800,000 | -9.5% |
| Total Tax 2026 = estimate |
~$1,274,142
Estimated
|
~$1,366,131
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $62,260,000 | $62,260,000 | +0 (+0.0%) |
| Taxable Value | $62,260,000 | $62,260,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $62,260,000 | $9,671,445 | $52,588,555 | — | $62,260,000 | $62,260,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $68,800,000 | $9,671,445 | $59,128,555 | — | $68,800,000 | $68,800,000 | ~$1,366,131 | Partial |
| 2024 | $87,932,751 | — | — | −$78,261,306 | $9,671,445 | $— | $1,539,543 | Verified |
| 2023 | $84,500,000 | — | — | −$74,828,555 | $9,671,445 | $— | $1,483,958 | Verified |
| 2022 | $74,830,000 | — | — | −$65,158,555 | $9,671,445 | $— | $1,574,999 | Verified |
| 2021 | $74,850,000 | — | — | −$65,178,555 | $9,671,445 | $— | $1,559,815 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.5% | -9.5% | ~100% | Not available | Partial |
| 2025 | -15.2% | -15.2% | ~100% | Not available | Partial |
| 2024 | -7.8% | -7.8% | ~100% | 1.9000% | Verified |
| 2023 | +4.1% | +4.1% | ~100% | 1.6900% | Verified |
| 2022 | +12.9% | +12.9% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 2.0800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -8.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.5% | -2.9% | +-0.0% | +12.9% | 2023 | -21.8% | 2025 |
| Assessment Ratio | 100.0% | 41.4% | — | 100.0% | 2025 | 11.0% | 2024 |
| Effective Tax Rate (2025) | 1.9900% | 1.9900% | — | 1.9900% | 2025 | 1.9900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,366,131 | $1,504,889 | ~$1,260,115 | $1,574,999 | 2022 | $1,366,131 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$67,365,509 | ~$67,365,509 | ~2.0139% | ~$1,356,699 | -2.1% |
| 2027 | ~$65,960,928 | ~$65,960,928 | ~1.9814% | ~$1,306,942 | -4.1% |
| 2028 | ~$64,585,632 | ~$64,585,632 | ~1.9488% | ~$1,258,670 | -6.1% |
| 2029 | ~$63,239,011 | ~$63,239,011 | ~1.9163% | ~$1,211,843 | -8.1% |
| 2030 | ~$61,920,468 | ~$61,920,468 | ~1.8837% | ~$1,166,422 | -10.0% |
| 2026 | ~$65,989,509 | ~$65,989,509 | ~2.0465% | ~$1,350,465 | -4.1% |
| 2027 | ~$63,293,827 | ~$63,293,827 | ~2.0465% | ~$1,295,299 | -8.0% |
| 2028 | ~$60,708,265 | ~$60,708,265 | ~2.0465% | ~$1,242,386 | -11.8% |
| 2029 | ~$58,228,322 | ~$58,228,322 | ~2.0465% | ~$1,191,634 | -15.4% |
| 2030 | ~$55,849,686 | ~$55,849,686 | ~2.0465% | ~$1,142,955 | -18.8% |
| 2026 | ~$68,741,509 | ~$68,741,509 | ~1.9977% | ~$1,373,223 | -0.1% |
| 2027 | ~$68,683,068 | ~$68,683,068 | ~1.9488% | ~$1,338,523 | -0.2% |
| 2028 | ~$68,624,677 | ~$68,624,677 | ~1.9000% | ~$1,303,880 | -0.3% |
| 2029 | ~$68,566,335 | ~$68,566,335 | ~1.8512% | ~$1,269,296 | -0.3% |
| 2030 | ~$68,508,043 | ~$68,508,043 | ~1.8024% | ~$1,234,769 | -0.4% |
In 2025, this property's market value of $68,800,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 132× 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 | $68,800,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $87,932,751 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $84,500,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $74,830,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $74,850,000 | $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.