11802 ALPHEUS AVE TX 78727
| Owner | NGUYEN LIEN NGOC-MAI & |
|---|---|
| Parcel ID | 0260060109 |
| Short ID | 503927 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,016 SF |
| Land SF | 8,840 SF |
| Acres | 0.203 |
| Year Built | 1981 |
| Legal | LOT 6 BLK B DUVAL VILLAS |
| Neighborhood | V0090 |
| Land | $238,398 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $238,398 |
| Improvement | $467,754 |
|---|---|
| Total Improvement | $467,754 |
| Market | $706,152 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $706,152 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $706,152 |
| Taxable Value | $706,152 |
|---|
Appreciation: Market value has risen +14.0% from $619,700 (2021) to $706,152 (2025), a CAGR of 3.3% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 +19.0%, 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 $14,451. 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 34% of market value ($238,398 land vs $467,754 improvements), about $27/SF of land. Most value sits in the improvements, so building condition, age (~45 yrs), and rent roll drive the underwriting.
Submarket Position: At $706,152, this parcel sits in the upper-middle (50th–75th percentile) of Multi-Family property in Travis County — county median $519,086 (P25 $438,150 / P75 $747,031, n=12,570). 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 +4.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $985,540 by 2031, with an estimated annual tax burden around $18,565. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,016 SF | ✗ |
| 551 | PAVED AREA | 2,160 SF | ✗ |
| 1ST | 1st Floor | 2,008 SF | ✓ |
| 2ND | 2nd Floor | 2,008 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 280 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 280 SF | ✗ |
| SO | Sketch Only | 160 SF | ✗ |
| 581 | STORAGE ATT | 80 SF | ✓ |
| 251 | BATHROOM | 8 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
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.
| 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% | $6,533.32 | $6,533.32 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,700.36 | $3,700.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,654.04 | $2,654.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $833.42 | $833.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $730.16 | $730.16 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,451.30 | $14,451.30 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $6,533.32 | 45.2% |
| CAT City of Austin | 0.5240% | $3,700.36 | 25.6% |
| TCO Travis County | 0.3758% | $2,654.04 | 18.4% |
| THD Travis Central Health | 0.1180% | $833.42 | 5.8% |
| ACT Austin Community College | 0.1034% | $730.16 | 5.1% |
| Total | 2.0465% | $14,451.30 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $781,498 | $706,152 | +10.7% |
| Assessed Value | $781,498 | $706,152 | +10.7% |
| Land Value | $295,193 | $238,398 | +23.8% |
| Improvement Value | $486,305 | $467,754 | +4.0% |
| Taxable Value | $781,498 | $706,152 | +10.7% |
| Total Tax 2026 = estimate |
~$15,993
Estimated
|
~$14,451
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $781,498 | $295,193 | $486,305 | — | $781,498 | $781,498 | Not yet — post-cert | Preliminary |
| 2025 | $706,152 | $238,398 | $467,754 | — | $706,152 | $706,152 | ~$14,451 | Partial |
| 2024 | $729,754 | $150,000 | $579,754 | — | $729,754 | $729,754 | $14,462 | Verified |
| 2023 | $660,347 | $150,000 | $510,347 | — | $660,347 | $660,347 | $11,947 | Verified |
| 2022 | $660,347 | $150,000 | $510,347 | — | $660,347 | $660,347 | $13,041 | Verified |
| 2021 | $619,700 | $150,000 | $469,700 | — | $619,700 | $619,700 | $13,489 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.7% | +10.7% | ~100% | Not available | Partial |
| 2025 | -3.2% | -3.2% | ~100% | Not available | Partial |
| 2024 | +10.5% | +10.5% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +6.6% | +6.6% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.7% | +4.9% | +4.7% | +10.7% | 2026 | -3.2% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 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 |
$14,451 | $13,478 | ~$17,515 | $14,462 | 2024 | $11,947 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$818,610 | ~$818,610 | ~2.0139% | ~$16,486 | +4.7% |
| 2028 | ~$857,485 | ~$857,485 | ~1.9814% | ~$16,990 | +9.7% |
| 2029 | ~$898,205 | ~$898,205 | ~1.9488% | ~$17,505 | +14.9% |
| 2030 | ~$940,860 | ~$940,860 | ~1.9163% | ~$18,030 | +20.4% |
| 2031 | ~$985,540 | ~$985,540 | ~1.8837% | ~$18,565 | +26.1% |
| 2027 | ~$802,980 | ~$802,980 | ~2.0465% | ~$16,433 | +2.7% |
| 2028 | ~$825,053 | ~$825,053 | ~2.0465% | ~$16,885 | +5.6% |
| 2029 | ~$847,732 | ~$847,732 | ~2.0465% | ~$17,349 | +8.5% |
| 2030 | ~$871,035 | ~$871,035 | ~2.0465% | ~$17,826 | +11.5% |
| 2031 | ~$894,979 | ~$894,979 | ~2.0465% | ~$18,316 | +14.5% |
| 2027 | ~$834,240 | ~$834,240 | ~1.9977% | ~$16,665 | +6.7% |
| 2028 | ~$890,542 | ~$890,542 | ~1.9488% | ~$17,355 | +14.0% |
| 2029 | ~$950,643 | ~$950,643 | ~1.9000% | ~$18,062 | +21.6% |
| 2030 | ~$1,014,801 | ~$1,014,801 | ~1.8512% | ~$18,786 | +29.9% |
| 2031 | ~$1,083,288 | ~$1,083,288 | ~1.8024% | ~$19,525 | +38.6% |
In 2025, this property's market value of $706,152 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12570 comparable) — +36% above the county median of $519,086. 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 | $706,152 | $438,150 | $519,086 | $747,031 | ↑ Above median | -7.5% |
| 2024 | $729,754 | $467,312 | $564,206 | $847,583 | ↑ Above median | -6.3% |
| 2023 | $660,347 | $503,694 | $616,727 | $918,308 | ↑ Above median | +0.9% |
| 2022 | $660,347 | $506,269 | $614,560 | $904,074 | ↑ Above median | +39.0% |
| 2021 | $619,700 | $353,349 | $436,046 | $657,886 | ↑ Above median | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |