3803 DUVAL ST TX 78751
| Owner | HOPKINS BARBARA B & |
|---|---|
| Parcel ID | 0218060702 |
| Short ID | 213185 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,723 SF |
| Land SF | 7,688 SF |
| Acres | 0.176 |
| Year Built | 1925 |
| Legal | CEN 49.78FT OF LOT 1-6 BLK 1 OLT 11 DIV C OAKLAWN ADDN |
| Neighborhood | Z64005 |
| Land | $379,538 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $379,538 |
| Improvement | $75,511 |
|---|---|
| Total Improvement | $75,511 |
| Market | $455,049 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $455,049 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $455,049 |
| Taxable Value | $455,049 |
|---|
Appreciation: Market value has fallen -14.3% from $531,177 (2021) to $455,049 (2025), a CAGR of -3.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $9,313. 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 83% of market value ($379,538 land vs $75,511 improvements), about $49/SF of land. With value concentrated in the land under a ~101-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 $455,049, this parcel sits in the lower-middle (25th–50th 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 -3.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $375,044 by 2030, with an estimated annual tax burden around $7,065. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,723 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 203 SF | ✗ |
| 251 | BATHROOM | 2 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% | $4,210.11 | $4,210.11 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,384.53 | $2,384.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,710.28 | $1,710.28 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $537.06 | $537.06 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $470.52 | $470.52 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $9,312.50 | $9,312.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $582,958 | $455,049 | +28.1% |
| Assessed Value | $546,059 | $455,049 | +20.0% |
| Land Value | $371,713 | $379,538 | -2.1% |
| Improvement Value | $211,245 | $75,511 | +179.8% |
| Taxable Value | $546,059 | $455,049 | +20.0% |
| HS Cap Loss | -$36,899 | — | |
| Total Tax 2026 = estimate |
~$11,175
Estimated
|
~$9,312
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $692,267 | $582,958 | -109,309 (-15.8%) |
| Taxable Value | $546,059 | $546,059 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $582,958 | $371,713 | $211,245 | −$36,899 | $546,059 | $546,059 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $455,049 | $379,538 | $75,511 | — | $455,049 | $455,049 | ~$9,312 | Partial |
| 2024 | $691,350 | — | — | −$341,350 | $350,000 | $— | $7,761 | Verified |
| 2023 | $751,457 | — | — | −$401,457 | $350,000 | $— | $12,508 | Verified |
| 2022 | $649,044 | — | — | −$299,044 | $350,000 | $— | $9,223 | Verified |
| 2021 | $531,177 | — | — | −$206,177 | $325,000 | $— | $9,049 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +52.1% | +20.0% | 78.9% | Not available | Partial |
| 2025 | +16.2% | +16.2% | ~100% | Not available | Partial |
| 2024 | -43.4% | -43.4% | ~100% | 1.9800% | Verified |
| 2023 | -11.0% | +1.2% | ~100% | 1.8100% | Verified |
| 2022 | +19.6% | +13.1% | 87.9% | 1.1900% | Verified |
| 2021 | base year | — | 93.0% | 1.7000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -29.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +28.1% | +4.8% | -8.0% | +28.1% | 2026 | -34.2% | 2025 |
| Assessment Ratio | 93.7% | 67.7% | — | 100.0% | 2025 | 46.6% | 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 |
$9,312 | $9,571 | ~$7,919 | $12,508 | 2023 | $7,761 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$437,787 | ~$437,787 | ~2.0139% | ~$8,817 | -3.8% |
| 2027 | ~$421,180 | ~$421,180 | ~1.9814% | ~$8,345 | -7.4% |
| 2028 | ~$405,203 | ~$405,203 | ~1.9488% | ~$7,897 | -11.0% |
| 2029 | ~$389,832 | ~$389,832 | ~1.9163% | ~$7,470 | -14.3% |
| 2030 | ~$375,044 | ~$375,044 | ~1.8837% | ~$7,065 | -17.6% |
| 2026 | ~$432,297 | ~$432,297 | ~2.0465% | ~$8,847 | -5.0% |
| 2027 | ~$410,682 | ~$410,682 | ~2.0465% | ~$8,405 | -9.7% |
| 2028 | ~$390,148 | ~$390,148 | ~2.0465% | ~$7,984 | -14.3% |
| 2029 | ~$370,640 | ~$370,640 | ~2.0465% | ~$7,585 | -18.5% |
| 2030 | ~$352,108 | ~$352,108 | ~2.0465% | ~$7,206 | -22.6% |
| 2026 | ~$446,888 | ~$446,888 | ~1.9977% | ~$8,927 | -1.8% |
| 2027 | ~$438,873 | ~$438,873 | ~1.9488% | ~$8,553 | -3.6% |
| 2028 | ~$431,002 | ~$431,002 | ~1.9000% | ~$8,189 | -5.3% |
| 2029 | ~$423,273 | ~$423,273 | ~1.8512% | ~$7,836 | -7.0% |
| 2030 | ~$415,682 | ~$415,682 | ~1.8024% | ~$7,492 | -8.7% |
In 2025, this property's market value of $455,049 places it in the 25th–50th percentile for Multi-Family properties in Travis County (12584 comparable) — -12% below 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 | $455,049 | $438,669 | $519,778 | $749,859 | ↓ Below median | -7.5% |
| 2024 | $691,350 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $751,457 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $649,044 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $531,177 | $300,453 | $376,850 | $539,896 | ↑ Above median | 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.