8103 S INTERSTATE HY 35 TX 78748
| Owner | IMP SOUTH CONGRESS LLC |
|---|---|
| Parcel ID | 0428090304 |
| Short ID | 512930 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 287,267 SF |
| Land SF | 578,507 SF |
| Acres | 13.281 |
| Year Built | 2020 |
| Legal | TRT 1B & 2B SPILLMANN ROSA J MRS ESTATE |
| Neighborhood | 08SC2 |
| Land | $8,677,605 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $8,677,605 |
| Improvement | $67,642,395 |
|---|---|
| Total Improvement | $67,642,395 |
| Market | $76,320,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $76,320,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $76,320,000 |
| Taxable Value | $76,320,000 |
|---|
Appreciation: Market value has risen +634.9% from $10,384,693 (2021) to $76,320,000 (2025), a CAGR of 64.6% 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 $1,561,877. 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 11% of market value ($8,677,605 land vs $67,642,395 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $76,320,000, 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 +64.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $923,515,600 by 2030, with an estimated annual tax burden around $2,315,386. 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 | 287,267 SF | ✓ |
Market value changed by 121% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $706,112.64 | $706,112.64 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $399,929.77 | $399,929.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $286,844.90 | $286,844.90 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $90,075.15 | $90,075.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $78,914.88 | $78,914.88 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,561,877.34 | $1,561,877.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $62,970,000 | $76,320,000 | -17.5% |
| Assessed Value | $62,970,000 | $76,320,000 | -17.5% |
| Land Value | $8,677,605 | $8,677,605 | +0.0% |
| Improvement Value | $54,292,395 | $67,642,395 | -19.7% |
| Taxable Value | $62,970,000 | $76,320,000 | -17.5% |
| Total Tax 2026 = estimate |
~$1,288,672
Estimated
|
~$1,561,877
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $70,459,081 | $62,970,000 | -7,489,081 (-10.6%) |
| Taxable Value | $70,459,081 | $62,970,000 | -7,489,081 (-10.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $62,970,000 | $8,677,605 | $54,292,395 | — | $62,970,000 | $62,970,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $76,320,000 | $8,677,605 | $67,642,395 | — | $76,320,000 | $76,320,000 | ~$1,561,877 | Partial |
| 2024 | $91,590,000 | — | — | −$82,912,395 | $8,677,605 | $— | $1,665,318 | Verified |
| 2023 | $77,600,000 | — | — | −$68,922,395 | $8,677,605 | $— | $1,458,825 | Verified |
| 2022 | $36,982,595 | — | — | −$33,496,053 | $3,486,542 | $— | $1,536,927 | Verified |
| 2021 | $10,384,693 | — | — | −$6,898,151 | $3,486,542 | $— | $804,992 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.7% | -7.7% | ~100% | Not available | Partial |
| 2025 | -9.2% | -9.2% | ~100% | Not available | Partial |
| 2024 | -8.3% | -8.3% | ~100% | 1.9800% | Verified |
| 2023 | +12.0% | +12.0% | ~100% | 1.5900% | Verified |
| 2022 | +121.0% ! | +121.0% | ~100% | 1.8800% | Verified |
| 2021 | base year | — | ~100% | 7.7500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +106.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -17.5% | +69.9% | +71.6% | +256.1% | 2022 | -17.5% | 2026 |
| Assessment Ratio | 100.0% | 43.9% | — | 100.0% | 2025 | 9.4% | 2022 |
| 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 |
$1,561,877 | $1,405,588 | ~$1,991,363 | $1,665,318 | 2024 | $804,992 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$125,660,718 | ~$83,952,000 | ~2.0139% | ~$1,690,740 | +64.6% |
| 2027 | ~$206,900,105 | ~$92,347,200 | ~1.9814% | ~$1,829,756 | +171.1% |
| 2028 | ~$340,660,584 | ~$101,581,920 | ~1.9488% | ~$1,979,669 | +346.4% |
| 2029 | ~$560,896,928 | ~$111,740,112 | ~1.9163% | ~$2,141,266 | +634.9% |
| 2030 | ~$923,515,600 | ~$122,914,123 | ~1.8837% | ~$2,315,386 | +1110.1% |
| 2026 | ~$124,134,318 | ~$83,952,000 | ~2.0465% | ~$1,718,065 | +62.6% |
| 2027 | ~$201,904,204 | ~$92,347,200 | ~2.0465% | ~$1,889,872 | +164.5% |
| 2028 | ~$328,396,760 | ~$101,581,920 | ~2.0465% | ~$2,078,859 | +330.3% |
| 2029 | ~$534,136,632 | ~$111,740,112 | ~2.0465% | ~$2,286,745 | +599.9% |
| 2030 | ~$868,772,098 | ~$122,914,123 | ~2.0465% | ~$2,515,419 | +1038.3% |
| 2026 | ~$127,187,118 | ~$83,952,000 | ~1.9977% | ~$1,677,077 | +66.6% |
| 2027 | ~$211,957,062 | ~$92,347,200 | ~1.9488% | ~$1,799,699 | +177.7% |
| 2028 | ~$353,225,994 | ~$101,581,920 | ~1.9000% | ~$1,930,073 | +362.8% |
| 2029 | ~$588,650,368 | ~$111,740,112 | ~1.8512% | ~$2,068,526 | +671.3% |
| 2030 | ~$980,984,588 | ~$122,914,123 | ~1.8024% | ~$2,215,369 | +1185.4% |
In 2025, this property's market value of $76,320,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 147× 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 | $76,320,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $91,590,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $77,600,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $36,982,595 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $10,384,693 | $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.