4002 DUVAL ST TX 78751
| Owner | GEREAU AMANDA |
|---|---|
| Parcel ID | 0218060611 |
| Short ID | 213178 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,983 SF |
| Land SF | 8,668 SF |
| Acres | 0.199 |
| Year Built | 1940 |
| Legal | ABS 310 SUR 10 GRAY T ACR .1990 |
| Neighborhood | Z65005 |
| Land | $561,044 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $561,044 |
| Improvement | $131,145 |
|---|---|
| Total Improvement | $131,145 |
| Market | $692,189 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $692,189 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $692,189 |
| Taxable Value | $692,189 |
|---|
Appreciation: Market value has risen +24.0% from $558,300 (2021) to $692,189 (2025), a CAGR of 5.5% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), 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 $14,166. 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 81% of market value ($561,044 land vs $131,145 improvements), about $65/SF of land. With value concentrated in the land under a ~86-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 $692,189, this parcel sits in the upper-middle (50th–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 +5.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $905,568 by 2030, with an estimated annual tax burden around $17,059. 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 | 2,983 SF | ✗ |
| 1ST | 1st Floor | 2,108 SF | ✓ |
| 2ND | 2nd Floor | 875 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 278 SF | ✗ |
| 581 | STORAGE ATT | 150 SF | ✓ |
| 512 | DECK UNCOVRED | 140 SF | ✗ |
| 251 | BATHROOM | 3 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% | $6,404.13 | $6,404.13 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,627.19 | $3,627.19 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,601.56 | $2,601.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $816.94 | $816.94 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $715.72 | $715.72 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,165.54 | $14,165.54 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $672,282 | $692,189 | -2.9% |
| Assessed Value | $672,282 | $692,189 | -2.9% |
| Land Value | $390,032 | $561,044 | -30.5% |
| Improvement Value | $282,250 | $131,145 | +115.2% |
| Taxable Value | $672,282 | $692,189 | -2.9% |
| Total Tax 2026 = estimate |
~$13,758
Estimated
|
~$14,166
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $846,401 | $672,282 | -174,119 (-20.6%) |
| Taxable Value | $830,627 | $672,282 | -158,345 (-19.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $672,282 | $390,032 | $282,250 | — | $672,282 | $672,282 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $692,189 | $561,044 | $131,145 | — | $692,189 | $692,189 | ~$14,166 | Partial |
| 2024 | $683,769 | — | — | −$139,269 | $544,500 | $— | $15,716 | Verified |
| 2023 | $769,526 | — | — | −$225,026 | $544,500 | $— | $12,371 | Verified |
| 2022 | $648,663 | — | — | −$104,163 | $544,500 | $— | $15,198 | Verified |
| 2021 | $558,300 | — | — | −$211,800 | $346,500 | $— | $14,119 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +22.3% | +20.0% | 98.1% | Not available | Partial |
| 2025 | -12.7% | -12.7% | ~100% | Not available | Partial |
| 2024 | +16.0% | +16.0% | ~100% | 1.9800% | Verified |
| 2023 | -11.1% | -11.1% | ~100% | 1.8100% | Verified |
| 2022 | +18.6% | +18.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.9% | +4.4% | +6.1% | +18.6% | 2023 | -11.1% | 2024 |
| Assessment Ratio | 100.0% | 82.7% | — | 100.0% | 2025 | 62.1% | 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 |
$14,166 | $14,314 | ~$15,867 | $15,716 | 2024 | $12,371 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$730,405 | ~$730,405 | ~2.0139% | ~$14,710 | +5.5% |
| 2027 | ~$770,732 | ~$770,732 | ~1.9814% | ~$15,271 | +11.3% |
| 2028 | ~$813,284 | ~$813,284 | ~1.9488% | ~$15,850 | +17.5% |
| 2029 | ~$858,187 | ~$858,187 | ~1.9163% | ~$16,445 | +24.0% |
| 2030 | ~$905,568 | ~$905,568 | ~1.8837% | ~$17,059 | +30.8% |
| 2026 | ~$716,562 | ~$716,562 | ~2.0465% | ~$14,664 | +3.5% |
| 2027 | ~$741,792 | ~$741,792 | ~2.0465% | ~$15,181 | +7.2% |
| 2028 | ~$767,912 | ~$767,912 | ~2.0465% | ~$15,715 | +10.9% |
| 2029 | ~$794,950 | ~$794,950 | ~2.0465% | ~$16,269 | +14.8% |
| 2030 | ~$822,941 | ~$822,941 | ~2.0465% | ~$16,841 | +18.9% |
| 2026 | ~$744,249 | ~$744,249 | ~1.9977% | ~$14,868 | +7.5% |
| 2027 | ~$800,225 | ~$800,225 | ~1.9488% | ~$15,595 | +15.6% |
| 2028 | ~$860,410 | ~$860,410 | ~1.9000% | ~$16,348 | +24.3% |
| 2029 | ~$925,123 | ~$925,123 | ~1.8512% | ~$17,126 | +33.7% |
| 2030 | ~$994,702 | ~$994,702 | ~1.8024% | ~$17,928 | +43.7% |
In 2025, this property's market value of $692,189 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +33% 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 | $692,189 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $683,769 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $769,526 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $648,663 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $558,300 | $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.