2502 CECIL DR TX 78744
| Owner | SAGE SPRINGS LLC |
|---|---|
| Parcel ID | 0432050128 |
| Short ID | 430810 |
| Type | Real |
| Use Code | 03 Triplex |
| Valuation | Income |
| Improvement SF | 2,310 SF |
| Land SF | 18,937 SF |
| Acres | 0.435 |
| Year Built | 1970 |
| Legal | LOT 4 BLK A PERKINS VALLEY SEC 2 |
| Neighborhood | H0540 |
| Land | $37,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $37,500 |
| Improvement | $312,213 |
|---|---|
| Total Improvement | $312,213 |
| Market | $349,713 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $349,713 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $349,713 |
| Taxable Value | $349,713 |
|---|
Appreciation: Market value has risen +49.4% from $234,100 (2021) to $349,713 (2025), a CAGR of 10.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 6 taxing entities is 1.7225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,024. Austin ISD is the largest single contributor, at 53.7% 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 ($37,500 land vs $312,213 improvements), about $2/SF of land. Most value sits in the improvements, so building condition, age (~56 yrs), and rent roll drive the underwriting.
Submarket Position: At $349,713, this parcel sits in the bottom quartile (<25th 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 +10.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $577,563 by 2030, with an estimated annual tax burden around $8,904. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 2,700 SF | ✗ |
| 1ST | 1st Floor | 2,310 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,310 SF | ✗ |
| 061 | CARPORT ATT 1ST | 258 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 192 SF | ✗ |
| 581 | STORAGE ATT | 54 SF | ✓ |
| 251 | BATHROOM | 3 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% | $3,235.54 | $3,235.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,314.38 | $1,314.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $412.74 | $412.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $361.60 | $361.60 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $349.71 | $349.71 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $349.71 | $349.71 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $6,023.68 | $6,023.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $310,659 | $349,713 | -11.2% |
| Assessed Value | $310,659 | $349,713 | -11.2% |
| Land Value | $37,500 | $37,500 | +0.0% |
| Improvement Value | $273,159 | $312,213 | -12.5% |
| Taxable Value | $310,659 | $349,713 | -11.2% |
| Total Tax 2026 = estimate |
~$5,351
Estimated
|
~$6,024
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $321,926 | $310,659 | -11,267 (-3.5%) |
| Taxable Value | $321,926 | $310,659 | -11,267 (-3.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $310,659 | $37,500 | $273,159 | — | $310,659 | $310,659 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $349,713 | $37,500 | $312,213 | — | $349,713 | $349,713 | ~$6,024 | Partial |
| 2024 | $393,578 | — | — | −$344,828 | $48,750 | $— | $6,835 | Verified |
| 2023 | $411,303 | — | — | −$362,553 | $48,750 | $— | $6,153 | Verified |
| 2022 | $332,000 | — | — | −$254,000 | $78,000 | $— | $7,000 | Verified |
| 2021 | $234,100 | — | — | −$195,100 | $39,000 | $— | $6,094 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.9% | -7.9% | ~100% | Not available | Partial |
| 2025 | -12.8% | -12.8% | ~100% | Not available | Partial |
| 2024 | +1.9% | +1.9% | ~100% | 1.7000% | Verified |
| 2023 | -4.3% | -4.3% | ~100% | 1.5600% | Verified |
| 2022 | +15.1% | +15.1% | ~100% | 1.7000% | Verified |
| 2021 | base year | — | ~100% | 2.6000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -2.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.2% | +7.8% | +13.3% | +41.8% | 2022 | -11.2% | 2026 |
| Assessment Ratio | 100.0% | 44.1% | — | 100.0% | 2025 | 11.9% | 2023 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,024 | $6,421 | ~$7,666 | $7,000 | 2022 | $6,024 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$386,624 | ~$384,684 | ~1.6942% | ~$6,517 | +10.6% |
| 2027 | ~$427,432 | ~$423,153 | ~1.6659% | ~$7,049 | +22.2% |
| 2028 | ~$472,546 | ~$465,468 | ~1.6376% | ~$7,622 | +35.1% |
| 2029 | ~$522,423 | ~$512,015 | ~1.6093% | ~$8,240 | +49.4% |
| 2030 | ~$577,563 | ~$563,216 | ~1.5810% | ~$8,904 | +65.2% |
| 2026 | ~$379,630 | ~$379,630 | ~1.7225% | ~$6,539 | +8.6% |
| 2027 | ~$412,107 | ~$412,107 | ~1.7225% | ~$7,098 | +17.8% |
| 2028 | ~$447,362 | ~$447,362 | ~1.7225% | ~$7,706 | +27.9% |
| 2029 | ~$485,633 | ~$485,633 | ~1.7225% | ~$8,365 | +38.9% |
| 2030 | ~$527,178 | ~$527,178 | ~1.7225% | ~$9,080 | +50.7% |
| 2026 | ~$393,619 | ~$384,684 | ~1.6800% | ~$6,463 | +12.6% |
| 2027 | ~$443,037 | ~$423,153 | ~1.6376% | ~$6,929 | +26.7% |
| 2028 | ~$498,659 | ~$465,468 | ~1.5951% | ~$7,425 | +42.6% |
| 2029 | ~$561,265 | ~$512,015 | ~1.5527% | ~$7,950 | +60.5% |
| 2030 | ~$631,730 | ~$563,216 | ~1.5102% | ~$8,506 | +80.6% |
In 2025, this property's market value of $349,713 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -33% below 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 | $349,713 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $393,578 | $467,458 | $564,615 | $848,565 | ↓ Bottom 25% | -6.3% |
| 2023 | $411,303 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $332,000 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $234,100 | $300,453 | $376,850 | $539,896 | ↓ Bottom 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.