3823 DUVAL ST TX
| Owner | ACW TRUST |
|---|---|
| Parcel ID | 0218060806 |
| Short ID | 213206 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,536 SF |
| Land SF | 7,370 SF |
| Acres | 0.169 |
| Year Built | 1925 |
| Legal | N48.6FT OF LOT 27-32 BLK 4 OLT 11 DIV C OAKLAWN ADDN |
| Neighborhood | Z64005 |
| Land | $373,969 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $373,969 |
| Improvement | $107,711 |
|---|---|
| Total Improvement | $107,711 |
| Market | $481,680 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $481,680 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $481,680 |
| Taxable Value | $481,680 |
|---|
Appreciation: Market value has risen +7.0% from $450,262 (2021) to $481,680 (2025), a CAGR of 1.7% over 4 years. Growth has been relatively flat for this asset class. 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 $9,858. 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 78% of market value ($373,969 land vs $107,711 improvements), about $51/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 $481,680, 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 +1.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $524,053 by 2030, with an estimated annual tax burden around $9,872. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,536 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,536 SF | ✗ |
| 512 | DECK UNCOVRED | 264 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% | $4,456.50 | $4,456.50 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,524.09 | $2,524.09 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,810.37 | $1,810.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $568.49 | $568.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $498.06 | $498.06 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $9,857.51 | $9,857.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $664,109 | $481,680 | +37.9% |
| Assessed Value | $578,016 | $481,680 | +20.0% |
| Land Value | $369,764 | $373,969 | -1.1% |
| Improvement Value | $294,345 | $107,711 | +173.3% |
| Taxable Value | $578,016 | $481,680 | +20.0% |
| HS Cap Loss | -$86,093 | — | |
| Total Tax 2026 = estimate |
~$11,829
Estimated
|
~$9,858
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $664,109 | $664,109 | +0 (+0.0%) |
| Taxable Value | $578,016 | $578,016 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $664,109 | $369,764 | $294,345 | −$86,093 | $578,016 | $578,016 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $481,680 | $373,969 | $107,711 | — | $481,680 | $481,680 | ~$9,858 | Partial |
| 2024 | $607,152 | — | — | −$257,152 | $350,000 | $— | $8,286 | Verified |
| 2023 | $642,489 | — | — | −$292,489 | $350,000 | $— | $10,985 | Verified |
| 2022 | $490,500 | — | — | −$140,500 | $350,000 | $— | $12,689 | Verified |
| 2021 | $450,262 | — | — | −$125,262 | $325,000 | $— | $10,677 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +37.9% | +20.0% | 87.0% | Not available | Partial |
| 2025 | +15.2% | +15.2% | ~100% | Not available | Partial |
| 2024 | -31.1% | -31.1% | ~100% | 1.9800% | Verified |
| 2023 | -5.5% | -5.5% | ~100% | 1.8100% | Verified |
| 2022 | +31.0% | +31.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -1.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +37.9% | +10.3% | -3.9% | +37.9% | 2026 | -20.7% | 2025 |
| Assessment Ratio | 87.0% | 73.8% | — | 100.0% | 2025 | 54.5% | 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 |
$9,858 | $10,499 | ~$9,871 | $12,689 | 2022 | $8,286 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$489,871 | ~$489,871 | ~2.0139% | ~$9,866 | +1.7% |
| 2027 | ~$498,202 | ~$498,202 | ~1.9814% | ~$9,871 | +3.4% |
| 2028 | ~$506,674 | ~$506,674 | ~1.9488% | ~$9,874 | +5.2% |
| 2029 | ~$515,290 | ~$515,290 | ~1.9163% | ~$9,874 | +7.0% |
| 2030 | ~$524,053 | ~$524,053 | ~1.8837% | ~$9,872 | +8.8% |
| 2026 | ~$480,238 | ~$480,238 | ~2.0465% | ~$9,828 | -0.3% |
| 2027 | ~$478,800 | ~$478,800 | ~2.0465% | ~$9,799 | -0.6% |
| 2028 | ~$477,366 | ~$477,366 | ~2.0465% | ~$9,769 | -0.9% |
| 2029 | ~$475,936 | ~$475,936 | ~2.0465% | ~$9,740 | -1.2% |
| 2030 | ~$474,511 | ~$474,511 | ~2.0465% | ~$9,711 | -1.5% |
| 2026 | ~$499,505 | ~$499,505 | ~1.9977% | ~$9,978 | +3.7% |
| 2027 | ~$517,989 | ~$517,989 | ~1.9488% | ~$10,095 | +7.5% |
| 2028 | ~$537,158 | ~$537,158 | ~1.9000% | ~$10,206 | +11.5% |
| 2029 | ~$557,036 | ~$557,036 | ~1.8512% | ~$10,312 | +15.6% |
| 2030 | ~$577,649 | ~$577,649 | ~1.8024% | ~$10,411 | +19.9% |
In 2025, this property's market value of $481,680 places it in the 25th–50th percentile for Multi-Family properties in Travis County (12584 comparable) — -7% 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 | $481,680 | $438,669 | $519,778 | $749,859 | ↓ Below median | -7.5% |
| 2024 | $607,152 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $642,489 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $490,500 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $450,262 | $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.