4408 DUVAL ST TX 78751
| Owner | ORTOLON MARGARET |
|---|---|
| Parcel ID | 0220080411 |
| Short ID | 215999 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,592 SF |
| Land SF | 6,429 SF |
| Acres | 0.148 |
| Year Built | 1932 |
| Legal | LOT 5 BLK 1 MOORE ALBERT R SUBD |
| Neighborhood | Z65005 |
| Land | $505,026 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $505,026 |
| Improvement | $155,914 |
|---|---|
| Total Improvement | $155,914 |
| Market | $660,940 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $660,940 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $660,940 |
| Exemptions (−) (HS,OV65) | −$275,408 |
|---|---|
| Taxable Value | $385,532 |
Appreciation: Market value has risen +53.0% from $432,000 (2021) to $660,940 (2025), a CAGR of 11.2% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $7,890. Austin ISD is the largest single contributor, at 48.9% 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 76% of market value ($505,026 land vs $155,914 improvements), about $79/SF of land. With value concentrated in the land under a ~94-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 $660,940, 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 +11.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,124,631 by 2030, with an estimated annual tax burden around $20,051. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,592 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,592 SF | ✗ |
| 031 | GARAGE DET 1ST F | 324 SF | ✓ |
| 612 | TERRACE UNCOVERD | 228 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 24 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% | $4,033.32 | $4,033.32 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,764.64 | $1,764.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,449.00 | $1,449.00 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $599.03 | $599.03 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $405.47 | $405.47 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $8,251.46 | $8,251.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $645,219 | $660,940 | -2.4% |
| Assessed Value | $645,219 | $660,940 | -2.4% |
| Land Value | $310,128 | $505,026 | -38.6% |
| Improvement Value | $335,091 | $155,914 | +114.9% |
| Taxable Value | $370,906 | $385,532 | -3.8% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$7,591
Estimated
|
~$8,251
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $645,219 | $645,219 | +0 (+0.0%) |
| Taxable Value | $372,955 | $370,906 | -2,049 (-0.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $645,219 | $310,128 | $335,091 | — | $645,219 | $370,906 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $660,940 | $505,026 | $155,914 | — | $660,940 | $385,532 | ~$8,251 | Partial |
| 2024 | $725,029 | — | — | −$175,029 | $550,000 | $— | $10,293 | Verified |
| 2023 | $675,129 | — | — | −$125,129 | $550,000 | $— | $9,668 | Verified |
| 2022 | $500,000 | — | — | −$79,250 | $420,750 | $— | $13,333 | Verified |
| 2021 | $432,000 | — | — | −$164,250 | $267,750 | $— | $10,883 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.4% | -2.4% | ~100% | Not available | Partial |
| 2025 | -15.3% | -15.3% | ~100% | Not available | Partial |
| 2024 | +7.6% | +7.6% | ~100% | 1.3200% | Verified |
| 2023 | +7.4% | +7.4% | ~100% | 1.3300% | Verified |
| 2022 | +35.0% | +35.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.4% | +9.4% | +11.8% | +35.0% | 2023 | -8.8% | 2025 |
| Assessment Ratio | 100.0% | 83.9% | — | 100.0% | 2025 | 62.0% | 2021 |
| Effective Tax Rate (2025) | 1.2500% | 1.2500% | — | 1.2500% | 2025 | 1.2500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,251 | $10,486 | ~$17,245 | $13,333 | 2022 | $8,251 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$735,075 | ~$727,034 | ~2.0139% | ~$14,642 | +11.2% |
| 2027 | ~$817,525 | ~$799,737 | ~1.9814% | ~$15,846 | +23.7% |
| 2028 | ~$909,224 | ~$879,711 | ~1.9488% | ~$17,144 | +37.6% |
| 2029 | ~$1,011,208 | ~$967,682 | ~1.9163% | ~$18,544 | +53.0% |
| 2030 | ~$1,124,631 | ~$1,064,450 | ~1.8837% | ~$20,051 | +70.2% |
| 2026 | ~$721,856 | ~$721,856 | ~2.0465% | ~$14,773 | +9.2% |
| 2027 | ~$788,387 | ~$788,387 | ~2.0465% | ~$16,134 | +19.3% |
| 2028 | ~$861,049 | ~$861,049 | ~2.0465% | ~$17,621 | +30.3% |
| 2029 | ~$940,408 | ~$940,408 | ~2.0465% | ~$19,245 | +42.3% |
| 2030 | ~$1,027,082 | ~$1,027,082 | ~2.0465% | ~$21,019 | +55.4% |
| 2026 | ~$748,294 | ~$727,034 | ~1.9977% | ~$14,524 | +13.2% |
| 2027 | ~$847,193 | ~$799,737 | ~1.9488% | ~$15,586 | +28.2% |
| 2028 | ~$959,163 | ~$879,711 | ~1.9000% | ~$16,715 | +45.1% |
| 2029 | ~$1,085,931 | ~$967,682 | ~1.8512% | ~$17,914 | +64.3% |
| 2030 | ~$1,229,454 | ~$1,064,450 | ~1.8024% | ~$19,185 | +86.0% |
In 2025, this property's market value of $660,940 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +27% 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 | $660,940 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $725,029 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $675,129 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $500,000 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $432,000 | $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.