3807 DUVAL ST TX 78751
| Owner | SCHWENKER CARL F |
|---|---|
| Parcel ID | 0218060704 |
| Short ID | 213187 |
| Type | Real |
| Use Code | 03 Triplex |
| Valuation | Income |
| Improvement SF | 2,803 SF |
| Land SF | 10,695 SF |
| Acres | 0.246 |
| Year Built | 1922 |
| Legal | S73.18FT OF LOT 27-32 BLK 1 OLT 11 DIV C OAKLAWN ADDN |
| Neighborhood | Z64005 |
| Land | $408,581 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $408,581 |
| Improvement | $13,681 |
|---|---|
| Total Improvement | $13,681 |
| Market | $422,262 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $422,262 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $422,262 |
| Taxable Value | $422,262 |
|---|
Appreciation: Market value has risen +18.1% from $357,502 (2021) to $422,262 (2025), a CAGR of 4.2% 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 $8,642. 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 97% of market value ($408,581 land vs $13,681 improvements), about $38/SF of land. With value concentrated in the land under a ~104-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 $422,262, this parcel sits in the bottom quartile (<25th 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 +4.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $519,950 by 2030, with an estimated annual tax burden around $9,795. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,500 SF | ✓ |
| 1/2 | Half Floor | 678 SF | ✓ |
| 2ND | 2nd Floor | 625 SF | ✓ |
| 031 | GARAGE DET 1ST F | 625 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 120 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $3,906.77 | $3,906.77 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,212.72 | $2,212.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,587.05 | $1,587.05 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $498.37 | $498.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $436.62 | $436.62 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $8,641.53 | $8,641.53 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $392,260 | $422,262 | -7.1% |
| Assessed Value | $392,260 | $422,262 | -7.1% |
| Land Value | $392,260 | $408,581 | -4.0% |
| Improvement Value | — | $13,681 | — |
| Taxable Value | $392,260 | $422,262 | -7.1% |
| Total Tax 2026 = estimate |
~$8,028
Estimated
|
~$8,642
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $392,260 | $392,260 | +0 (+0.0%) |
| Taxable Value | $392,260 | $392,260 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $392,260 | $392,260 | — | — | $392,260 | $392,260 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $422,262 | $408,581 | $13,681 | — | $422,262 | $422,262 | ~$8,642 | Partial |
| 2024 | $385,000 | — | — | — | $385,000 | $— | $7,828 | Verified |
| 2023 | $468,846 | — | — | −$83,846 | $385,000 | $— | $6,966 | Verified |
| 2022 | $357,502 | — | — | — | $385,000 ! | $— | $9,259 | Verified |
| 2021 | $357,502 | — | — | −$2 | $357,500 | $— | $7,782 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.1% | -7.1% | ~100% | Not available | Partial |
| 2025 | +6.9% | +6.9% | ~100% | Not available | Partial |
| 2024 | +2.6% | +2.6% | ~100% | 1.9800% | Verified |
| 2023 | -17.9% | -17.9% | ~100% | 1.8100% | Verified |
| 2022 | +31.1% | +31.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +18.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.1% | +3.2% | +5.8% | +31.1% | 2023 | -17.9% | 2024 |
| Assessment Ratio | 100.0% | 98.3% | — | 107.7% | 2022 | 82.1% | 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 |
$8,642 | $8,095 | ~$9,327 | $9,259 | 2022 | $6,966 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$440,208 | ~$440,208 | ~2.0139% | ~$8,866 | +4.2% |
| 2027 | ~$458,917 | ~$458,917 | ~1.9814% | ~$9,093 | +8.7% |
| 2028 | ~$478,420 | ~$478,420 | ~1.9488% | ~$9,324 | +13.3% |
| 2029 | ~$498,753 | ~$498,753 | ~1.9163% | ~$9,558 | +18.1% |
| 2030 | ~$519,950 | ~$519,950 | ~1.8837% | ~$9,795 | +23.1% |
| 2026 | ~$431,763 | ~$431,763 | ~2.0465% | ~$8,836 | +2.3% |
| 2027 | ~$441,477 | ~$441,477 | ~2.0465% | ~$9,035 | +4.6% |
| 2028 | ~$451,410 | ~$451,410 | ~2.0465% | ~$9,238 | +6.9% |
| 2029 | ~$461,567 | ~$461,567 | ~2.0465% | ~$9,446 | +9.3% |
| 2030 | ~$471,952 | ~$471,952 | ~2.0465% | ~$9,658 | +11.8% |
| 2026 | ~$448,653 | ~$448,653 | ~1.9977% | ~$8,963 | +6.2% |
| 2027 | ~$476,694 | ~$476,694 | ~1.9488% | ~$9,290 | +12.9% |
| 2028 | ~$506,487 | ~$506,487 | ~1.9000% | ~$9,623 | +19.9% |
| 2029 | ~$538,142 | ~$538,142 | ~1.8512% | ~$9,962 | +27.4% |
| 2030 | ~$571,776 | ~$571,776 | ~1.8024% | ~$10,306 | +35.4% |
In 2025, this property's market value of $422,262 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -19% 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 | $422,262 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $385,000 | $467,458 | $564,615 | $848,565 | ↓ Bottom 25% | -6.3% |
| 2023 | $468,846 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $357,502 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $357,502 | $300,453 | $376,850 | $539,896 | ↓ Below 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.