3802 DUVAL ST TX 78751
| Owner | LANGLITZ JEFFREY ROSS & |
|---|---|
| Parcel ID | 0218060414 |
| Short ID | 213141 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,588 SF |
| Land SF | 8,744 SF |
| Acres | 0.201 |
| Year Built | 1936 |
| Legal | S56.7FT OF LOT 58 SHADOW LAWN |
| Neighborhood | Z65005 |
| Land | $562,909 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $562,909 |
| Improvement | $217,713 |
|---|---|
| Total Improvement | $217,713 |
| Market | $780,622 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $780,622 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $780,622 |
| Exemptions (−) (HS) | −$57,531 |
|---|---|
| Taxable Value | $723,091 |
Appreciation: Market value has risen +36.0% from $573,800 (2021) to $780,622 (2025), a CAGR of 8.0% over 4 years. This represents moderate, steady growth. 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 +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 $14,798. Austin ISD is the largest single contributor, at 43.4% 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 72% of market value ($562,909 land vs $217,713 improvements), about $64/SF of land. With value concentrated in the land under a ~90-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $780,622, 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 +8.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,146,941 by 2030, with an estimated annual tax burden around $21,605. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,588 SF | ✗ |
| 1ST | 1st Floor | 1,758 SF | ✓ |
| 2ND | 2nd Floor | 830 SF | ✓ |
| 031 | GARAGE DET 1ST F | 714 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 224 SF | ✗ |
| 612 | TERRACE UNCOVERD | 160 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 251 | BATHROOM | 2 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% | $6,267.71 | $6,267.71 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,789.12 | $3,789.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,717.70 | $2,717.70 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $853.41 | $853.41 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $803.35 | $803.35 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,431.29 | $14,431.29 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,099,971 | $780,622 | +40.9% |
| Assessed Value | $1,018,359 | $780,622 | +30.5% |
| Land Value | $391,389 | $562,909 | -30.5% |
| Improvement Value | $708,582 | $217,713 | +225.5% |
| Taxable Value | $908,362 | $723,091 | +25.6% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$81,612 | — | |
| Total Tax 2026 = estimate |
~$18,589
Estimated
|
~$14,431
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,099,971 | $1,099,971 | +0 (+0.0%) |
| Taxable Value | $908,362 | $908,362 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,099,971 | $391,389 | $708,582 | −$81,612 | $1,018,359 | $908,362 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $780,622 | $562,909 | $217,713 | — | $780,622 | $723,091 | ~$14,431 | Partial |
| 2024 | $651,388 | — | — | −$106,888 | $544,500 | $— | $13,361 | Verified |
| 2023 | $710,875 | — | — | −$166,375 | $544,500 | $— | $11,785 | Verified |
| 2022 | $573,500 | — | — | −$29,000 | $544,500 | $— | $14,039 | Verified |
| 2021 | $573,800 | — | — | −$227,300 | $346,500 | $— | $12,483 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +40.9% | +30.5% | 92.6% | Not available | Partial |
| 2025 | +15.8% | +15.8% | ~100% | Not available | Partial |
| 2024 | +3.5% | +3.5% | ~100% | 1.9800% | Verified |
| 2023 | -8.4% | -8.4% | ~100% | 1.8100% | Verified |
| 2022 | +24.0% | +24.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +40.9% | +15.2% | +1.7% | +40.9% | 2026 | -8.4% | 2024 |
| Assessment Ratio | 92.6% | 84.7% | — | 100.0% | 2025 | 60.4% | 2021 |
| Effective Tax Rate (2025) | 1.8500% | 1.8500% | — | 1.8500% | 2025 | 1.8500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,431 | $13,220 | ~$19,228 | $14,431 | 2025 | $11,785 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$843,065 | ~$843,065 | ~2.0139% | ~$16,979 | +8.0% |
| 2027 | ~$910,502 | ~$910,502 | ~1.9814% | ~$18,041 | +16.6% |
| 2028 | ~$983,334 | ~$983,334 | ~1.9488% | ~$19,164 | +26.0% |
| 2029 | ~$1,061,991 | ~$1,061,991 | ~1.9163% | ~$20,351 | +36.0% |
| 2030 | ~$1,146,941 | ~$1,146,941 | ~1.8837% | ~$21,605 | +46.9% |
| 2026 | ~$827,452 | ~$827,452 | ~2.0465% | ~$16,934 | +6.0% |
| 2027 | ~$877,092 | ~$877,092 | ~2.0465% | ~$17,950 | +12.4% |
| 2028 | ~$929,709 | ~$929,709 | ~2.0465% | ~$19,026 | +19.1% |
| 2029 | ~$985,483 | ~$985,483 | ~2.0465% | ~$20,168 | +26.2% |
| 2030 | ~$1,044,603 | ~$1,044,603 | ~2.0465% | ~$21,378 | +33.8% |
| 2026 | ~$858,677 | ~$858,677 | ~1.9977% | ~$17,153 | +10.0% |
| 2027 | ~$944,537 | ~$944,537 | ~1.9488% | ~$18,408 | +21.0% |
| 2028 | ~$1,038,982 | ~$1,038,982 | ~1.9000% | ~$19,741 | +33.1% |
| 2029 | ~$1,142,870 | ~$1,142,870 | ~1.8512% | ~$21,157 | +46.4% |
| 2030 | ~$1,257,147 | ~$1,257,147 | ~1.8024% | ~$22,658 | +61.0% |
In 2025, this property's market value of $780,622 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +50% 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 | $780,622 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $651,388 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $710,875 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $573,500 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $573,800 | $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.