3500 DUVAL ST TX 78705
| Owner | PITHICUS PARTNERS LP |
|---|---|
| Parcel ID | 0217060813 |
| Short ID | 211598 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 4,661 SF |
| Land SF | 7,950 SF |
| Acres | 0.183 |
| Year Built | 2003 |
| Legal | 50X170FT BLK 2 WARD ADDN |
| Neighborhood | Z50005 |
| Land | $576,342 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $576,342 |
| Improvement | $676,213 |
|---|---|
| Total Improvement | $676,213 |
| Market | $1,252,555 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,252,555 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,252,555 |
| Taxable Value | $1,252,555 |
|---|
Appreciation: Market value has risen +49.0% from $840,400 (2021) to $1,252,555 (2025), a CAGR of 10.5% 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 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $25,633. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 46% of market value ($576,342 land vs $676,213 improvements), about $72/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,252,555, 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 +10.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,062,696 by 2030, with an estimated annual tax burden around $38,000. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,661 SF | ✗ |
| 2ND | 2nd Floor | 2,412 SF | ✓ |
| 3RD | 3rd Floor | 2,249 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 1,760 SF | ✓ |
| 061 | CARPORT ATT 1ST | 640 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 504 SF | ✗ |
| 612 | TERRACE UNCOVERD | 308 SF | ✗ |
| 251 | BATHROOM | 8 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% | $11,588.64 | $11,588.64 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,563.60 | $6,563.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,707.67 | $4,707.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,478.30 | $1,478.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,295.14 | $1,295.14 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $25,633.35 | $25,633.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,195,404 | $1,252,555 | -4.6% |
| Assessed Value | $1,195,404 | $1,252,555 | -4.6% |
| Land Value | $576,342 | $576,342 | +0.0% |
| Improvement Value | $619,062 | $676,213 | -8.5% |
| Taxable Value | $1,195,404 | $1,252,555 | -4.6% |
| Total Tax 2026 = estimate |
~$24,464
Estimated
|
~$25,633
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,484,275 | $1,195,404 | -288,871 (-19.5%) |
| Taxable Value | $1,484,275 | $1,195,404 | -288,871 (-19.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,195,404 | $576,342 | $619,062 | — | $1,195,404 | $1,195,404 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,252,555 | $576,342 | $676,213 | — | $1,252,555 | $1,252,555 | ~$25,633 | Partial |
| 2024 | $1,417,134 | — | — | −$817,134 | $600,000 | $— | $26,538 | Verified |
| 2023 | $1,603,051 | — | — | −$1,178,051 | $425,000 | $— | $25,639 | Verified |
| 2022 | $1,264,800 | — | — | −$839,800 | $425,000 | $— | $31,659 | Verified |
| 2021 | $840,400 | — | — | −$415,400 | $425,000 | $— | $27,531 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +18.5% | +18.5% | ~100% | Not available | Partial |
| 2025 | -6.5% | -6.5% | ~100% | Not available | Partial |
| 2024 | -5.5% | -5.5% | ~100% | 1.9800% | Verified |
| 2023 | -11.6% | -11.6% | ~100% | 1.8100% | Verified |
| 2022 | +18.0% | +18.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -7.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.6% | +9.9% | +11.5% | +50.5% | 2022 | -11.6% | 2025 |
| Assessment Ratio | 100.0% | 58.8% | — | 100.0% | 2025 | 26.5% | 2023 |
| 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 |
$25,633 | $27,400 | ~$32,682 | $31,659 | 2022 | $25,633 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,383,963 | ~$1,377,810 | ~2.0139% | ~$27,748 | +10.5% |
| 2027 | ~$1,529,157 | ~$1,515,592 | ~1.9814% | ~$30,030 | +22.1% |
| 2028 | ~$1,689,584 | ~$1,667,151 | ~1.9488% | ~$32,490 | +34.9% |
| 2029 | ~$1,866,842 | ~$1,833,866 | ~1.9163% | ~$35,142 | +49.0% |
| 2030 | ~$2,062,696 | ~$2,017,252 | ~1.8837% | ~$38,000 | +64.7% |
| 2026 | ~$1,358,912 | ~$1,358,912 | ~2.0465% | ~$27,810 | +8.5% |
| 2027 | ~$1,474,300 | ~$1,474,300 | ~2.0465% | ~$30,171 | +17.7% |
| 2028 | ~$1,599,486 | ~$1,599,486 | ~2.0465% | ~$32,733 | +27.7% |
| 2029 | ~$1,735,301 | ~$1,735,301 | ~2.0465% | ~$35,513 | +38.5% |
| 2030 | ~$1,882,649 | ~$1,882,649 | ~2.0465% | ~$38,528 | +50.3% |
| 2026 | ~$1,409,014 | ~$1,377,810 | ~1.9977% | ~$27,524 | +12.5% |
| 2027 | ~$1,585,017 | ~$1,515,592 | ~1.9488% | ~$29,536 | +26.5% |
| 2028 | ~$1,783,005 | ~$1,667,151 | ~1.9000% | ~$31,676 | +42.3% |
| 2029 | ~$2,005,723 | ~$1,833,866 | ~1.8512% | ~$33,948 | +60.1% |
| 2030 | ~$2,256,262 | ~$2,017,252 | ~1.8024% | ~$36,358 | +80.1% |
In 2025, this property's market value of $1,252,555 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +141% above 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 | $1,252,555 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,417,134 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,603,051 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,264,800 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $840,400 | $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.