4312 DUVAL ST TX 78751
| Owner | AMARO PROPERTIES 2 LLC |
|---|---|
| Parcel ID | 0220080316 |
| Short ID | 215993 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 8,558 SF |
| Land SF | 12,500 SF |
| Acres | 0.287 |
| Year Built | 1968 |
| Legal | ABS 310 SUR 10 GRAY T 100 X 125FT |
| Neighborhood | 05WC2 |
| Land | $687,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $687,500 |
| Improvement | $1,712,500 |
|---|---|
| Total Improvement | $1,712,500 |
| Market | $2,400,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,400,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$63,662 |
| Net Appraised (assessed) | $2,336,338 |
| Taxable Value | $2,336,338 |
|---|
Appreciation: Market value has risen +24.6% from $1,925,550 (2021) to $2,400,000 (2025), a CAGR of 5.7% over 4 years. This represents moderate, steady growth. 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 $47,813. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,336,338) is $63,662 below market value, suggesting potential for an upward assessment in future years.
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 29% of market value ($687,500 land vs $1,712,500 improvements), about $55/SF of land. Most value sits in the improvements, so building condition, age (~58 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,400,000, 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 +5.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,160,689 by 2030, with an estimated annual tax burden around $59,539. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 5,460 SF | ✗ |
| 1ST | 1st Floor | 4,279 SF | ✓ |
| 2ND | 2nd Floor | 4,279 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 611 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 392 SF | ✗ |
| 571C | STORAGE DET COMM | 91 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 531 | OBS FENCE | 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% | $21,615.80 | $21,615.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,242.81 | $12,242.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,781.01 | $8,781.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,757.42 | $2,757.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,415.77 | $2,415.77 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $47,812.81 | $47,812.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,824,140 | $2,400,000 | +17.7% |
| Assessed Value | $2,803,606 | $2,336,338 | +20.0% |
| Land Value | $687,500 | $687,500 | +0.0% |
| Improvement Value | $2,136,640 | $1,712,500 | +24.8% |
| Taxable Value | $2,803,606 | $2,336,338 | +20.0% |
| HS Cap Loss | -$20,534 | — | |
| Total Tax 2026 = estimate |
~$57,375
Estimated
|
~$47,813
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,824,140 | $2,824,140 | +0 (+0.0%) |
| Taxable Value | $2,803,606 | $2,803,606 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,824,140 | $687,500 | $2,136,640 | −$20,534 | $2,803,606 | $2,803,606 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,400,000 | $687,500 | $1,712,500 | −$63,662 | $2,336,338 | $2,336,338 | ~$47,813 | Partial |
| 2024 | $1,946,948 | — | — | −$1,259,448 | $687,500 | $— | $38,585 | Verified |
| 2023 | $1,946,948 | — | — | −$1,259,448 | $687,500 | $— | $35,225 | Verified |
| 2022 | $1,925,550 | — | — | −$1,238,050 | $687,500 | $— | $38,451 | Verified |
| 2021 | $1,925,550 | — | — | −$1,238,050 | $687,500 | $— | $41,913 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.7% | +20.0% | 99.3% | Not available | Partial |
| 2025 | -6.5% | +0.0% | 97.4% | Not available | Partial |
| 2024 | +20.0% | +9.2% | 91.0% | 1.5000% | Verified |
| 2023 | +9.9% | +9.9% | ~100% | 1.6500% | Verified |
| 2022 | +1.1% | +1.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +17.7% | +8.4% | +2.5% | +23.3% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 99.3% | 56.4% | — | 99.3% | 2026 | 35.3% | 2023 |
| Effective Tax Rate (2025) | 1.9900% | 1.9900% | — | 1.9900% | 2025 | 1.9900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$47,813 | $40,397 | ~$55,239 | $47,813 | 2025 | $35,225 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,535,860 | ~$2,535,860 | ~2.0139% | ~$51,071 | +5.7% |
| 2027 | ~$2,679,412 | ~$2,679,412 | ~1.9814% | ~$53,090 | +11.6% |
| 2028 | ~$2,831,089 | ~$2,831,089 | ~1.9488% | ~$55,173 | +18.0% |
| 2029 | ~$2,991,353 | ~$2,991,353 | ~1.9163% | ~$57,323 | +24.6% |
| 2030 | ~$3,160,689 | ~$3,160,689 | ~1.8837% | ~$59,539 | +31.7% |
| 2026 | ~$2,487,860 | ~$2,487,860 | ~2.0465% | ~$50,914 | +3.7% |
| 2027 | ~$2,578,937 | ~$2,578,937 | ~2.0465% | ~$52,778 | +7.5% |
| 2028 | ~$2,673,348 | ~$2,673,348 | ~2.0465% | ~$54,710 | +11.4% |
| 2029 | ~$2,771,216 | ~$2,771,216 | ~2.0465% | ~$56,713 | +15.5% |
| 2030 | ~$2,872,666 | ~$2,872,666 | ~2.0465% | ~$58,789 | +19.7% |
| 2026 | ~$2,583,860 | ~$2,569,972 | ~1.9977% | ~$51,339 | +7.7% |
| 2027 | ~$2,781,806 | ~$2,781,806 | ~1.9488% | ~$54,213 | +15.9% |
| 2028 | ~$2,994,916 | ~$2,994,916 | ~1.9000% | ~$56,904 | +24.8% |
| 2029 | ~$3,224,352 | ~$3,224,352 | ~1.8512% | ~$59,689 | +34.3% |
| 2030 | ~$3,471,365 | ~$3,471,365 | ~1.8024% | ~$62,567 | +44.6% |
In 2025, this property's market value of $2,400,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 5× 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 | $2,400,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,946,948 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,946,948 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,925,550 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,925,550 | $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.