3106 DUVAL ST TX 78705
| Owner | VGR/RUSSELL II LTD |
|---|---|
| Parcel ID | 0215050707 |
| Short ID | 208608 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 15,874 SF |
| Land SF | 17,415 SF |
| Acres | 0.400 |
| Year Built | 1966 |
| Legal | LOT 4&5 BLK 5 DIV D GROOMS ADDN |
| Neighborhood | 05WC1 |
| Land | $1,741,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,741,500 |
| Improvement | $1,658,500 |
|---|---|
| Total Improvement | $1,658,500 |
| Market | $3,400,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,400,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,400,000 |
| Taxable Value | $3,400,000 |
|---|
Appreciation: Market value has fallen -0.3% from $3,409,140 (2021) to $3,400,000 (2025), a CAGR of -0.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 $69,580. 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 51% of market value ($1,741,500 land vs $1,658,500 improvements), about $100/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $3,400,000, 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 -0.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,388,609 by 2030, with an estimated annual tax burden around $63,833. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 6,689 SF | ✓ |
| 2ND | 2nd Floor | 6,689 SF | ✓ |
| 591 | MASONRY TRIM SF | 6,680 SF | ✗ |
| 3RD | 3rd Floor | 2,496 SF | ✓ |
| SO | Sketch Only | 2,287 SF | ✗ |
| 551 | PAVED AREA | 2,124 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 2,111 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,244 SF | ✗ |
| UBSMT | Unfinished Basement | 1,008 SF | ✓ |
| 601 | POOL COMM'L | 384 SF | ✗ |
| 413 | STAIRWAY EXT | 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% | $31,456.80 | $31,456.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,816.58 | $17,816.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,778.73 | $12,778.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,012.78 | $4,012.78 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,515.60 | $3,515.60 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $69,580.49 | $69,580.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,470,000 | $3,400,000 | +2.1% |
| Assessed Value | $3,470,000 | $3,400,000 | +2.1% |
| Land Value | $1,741,500 | $1,741,500 | +0.0% |
| Improvement Value | $1,728,500 | $1,658,500 | +4.2% |
| Taxable Value | $3,470,000 | $3,400,000 | +2.1% |
| Total Tax 2026 = estimate |
~$71,013
Estimated
|
~$69,580
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,931,515 | $3,470,000 | -461,515 (-11.7%) |
| Taxable Value | $3,931,515 | $3,470,000 | -461,515 (-11.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,470,000 | $1,741,500 | $1,728,500 | — | $3,470,000 | $3,470,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,400,000 | $1,741,500 | $1,658,500 | — | $3,400,000 | $3,400,000 | ~$69,580 | Partial |
| 2024 | $3,312,955 | — | — | −$1,571,455 | $1,741,500 | $— | $69,165 | Verified |
| 2023 | $3,400,825 | — | — | −$1,659,325 | $1,741,500 | $— | $59,940 | Verified |
| 2022 | $3,400,825 | — | — | −$2,007,625 | $1,393,200 | $— | $67,164 | Verified |
| 2021 | $3,409,140 | — | — | −$2,015,940 | $1,393,200 | $— | $74,025 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +15.6% | +15.6% | ~100% | Not available | Partial |
| 2025 | -2.6% | -2.6% | ~100% | Not available | Partial |
| 2024 | +5.3% | +5.3% | ~100% | 1.9800% | Verified |
| 2023 | -2.6% | -2.6% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.1% | +0.4% | -0.5% | +2.6% | 2025 | -2.6% | 2024 |
| Assessment Ratio | 100.0% | 64.3% | — | 100.0% | 2025 | 40.9% | 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 |
$69,580 | $67,975 | ~$66,129 | $74,025 | 2021 | $59,940 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,397,719 | ~$3,397,719 | ~2.0139% | ~$68,428 | -0.1% |
| 2027 | ~$3,395,439 | ~$3,395,439 | ~1.9814% | ~$67,277 | -0.1% |
| 2028 | ~$3,393,161 | ~$3,393,161 | ~1.9488% | ~$66,127 | -0.2% |
| 2029 | ~$3,390,885 | ~$3,390,885 | ~1.9163% | ~$64,979 | -0.3% |
| 2030 | ~$3,388,609 | ~$3,388,609 | ~1.8837% | ~$63,833 | -0.3% |
| 2026 | ~$3,329,719 | ~$3,329,719 | ~2.0465% | ~$68,142 | -2.1% |
| 2027 | ~$3,260,890 | ~$3,260,890 | ~2.0465% | ~$66,734 | -4.1% |
| 2028 | ~$3,193,485 | ~$3,193,485 | ~2.0465% | ~$65,354 | -6.1% |
| 2029 | ~$3,127,472 | ~$3,127,472 | ~2.0465% | ~$64,003 | -8.0% |
| 2030 | ~$3,062,825 | ~$3,062,825 | ~2.0465% | ~$62,680 | -9.9% |
| 2026 | ~$3,465,719 | ~$3,465,719 | ~1.9977% | ~$69,233 | +1.9% |
| 2027 | ~$3,532,708 | ~$3,532,708 | ~1.9488% | ~$68,847 | +3.9% |
| 2028 | ~$3,600,992 | ~$3,600,992 | ~1.9000% | ~$68,419 | +5.9% |
| 2029 | ~$3,670,596 | ~$3,670,596 | ~1.8512% | ~$67,950 | +8.0% |
| 2030 | ~$3,741,545 | ~$3,741,545 | ~1.8024% | ~$67,437 | +10.0% |
In 2025, this property's market value of $3,400,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 7× 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 | $3,400,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $3,312,955 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $3,400,825 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $3,400,825 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,409,140 | $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.