4518 AVENUE G TX 78751
| Owner | TYLER GRAHAM AREND 2016 TRUST |
|---|---|
| Parcel ID | 0221080116 |
| Short ID | 218161 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,715 SF |
| Land SF | 11,861 SF |
| Acres | 0.272 |
| Year Built | 1939 |
| Legal | LOT 24 *& N 25FT OF LOT 23 BLK 2 HYDE PARK ANNEX |
| Neighborhood | Z65005 |
| Land | $789,849 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $789,849 |
| Improvement | $77,422 |
|---|---|
| Total Improvement | $77,422 |
| Market | $867,271 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $867,271 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $867,271 |
| Taxable Value | $867,271 |
|---|
Appreciation: Market value has risen +34.9% from $643,100 (2021) to $867,271 (2025), a CAGR of 7.8% 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 $17,749. 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 91% of market value ($789,849 land vs $77,422 improvements), about $67/SF of land. With value concentrated in the land under a ~87-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 $867,271, 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 +7.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,260,376 by 2030, with an estimated annual tax burden around $23,742. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,715 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 917 SF | ✗ |
| 031 | GARAGE DET 1ST F | 360 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 112 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% | $8,023.99 | $8,023.99 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,544.65 | $4,544.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,259.59 | $3,259.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,023.58 | $1,023.58 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $896.76 | $896.76 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,748.57 | $17,748.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $749,000 | $867,271 | -13.6% |
| Assessed Value | $749,000 | $867,271 | -13.6% |
| Land Value | $559,370 | $789,849 | -29.2% |
| Improvement Value | $189,630 | $77,422 | +144.9% |
| Taxable Value | $749,000 | $867,271 | -13.6% |
| Total Tax 2026 = estimate |
~$15,328
Estimated
|
~$17,749
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $834,915 | $749,000 | -85,915 (-10.3%) |
| Taxable Value | $834,915 | $749,000 | -85,915 (-10.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $749,000 | $559,370 | $189,630 | — | $749,000 | $749,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $867,271 | $789,849 | $77,422 | — | $867,271 | $867,271 | ~$17,749 | Partial |
| 2024 | $901,261 | — | — | −$131,261 | $770,000 | $— | $17,594 | Verified |
| 2023 | $947,272 | — | — | −$177,272 | $770,000 | $— | $16,306 | Verified |
| 2022 | $678,747 | — | — | — | $770,000 ! | $— | $18,708 | Verified |
| 2021 | $643,100 | — | — | −$153,100 | $490,000 | $— | $14,774 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.7% | -3.7% | ~100% | Not available | Partial |
| 2025 | -2.3% | -2.3% | ~100% | Not available | Partial |
| 2024 | -2.1% | -2.1% | ~100% | 1.9800% | Verified |
| 2023 | -4.3% | -4.3% | ~100% | 1.8000% | Verified |
| 2022 | +39.6% | +39.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.6% | +4.6% | +11.2% | +39.6% | 2023 | -13.6% | 2026 |
| Assessment Ratio | 100.0% | 92.7% | — | 113.4% | 2022 | 76.2% | 2021 |
| 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 |
$17,749 | $17,026 | ~$21,217 | $18,708 | 2022 | $14,774 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$934,596 | ~$934,596 | ~2.0139% | ~$18,822 | +7.8% |
| 2027 | ~$1,007,147 | ~$1,007,147 | ~1.9814% | ~$19,955 | +16.1% |
| 2028 | ~$1,085,331 | ~$1,085,331 | ~1.9488% | ~$21,151 | +25.1% |
| 2029 | ~$1,169,583 | ~$1,169,583 | ~1.9163% | ~$22,413 | +34.9% |
| 2030 | ~$1,260,376 | ~$1,260,376 | ~1.8837% | ~$23,742 | +45.3% |
| 2026 | ~$917,251 | ~$917,251 | ~2.0465% | ~$18,771 | +5.8% |
| 2027 | ~$970,110 | ~$970,110 | ~2.0465% | ~$19,853 | +11.9% |
| 2028 | ~$1,026,016 | ~$1,026,016 | ~2.0465% | ~$20,997 | +18.3% |
| 2029 | ~$1,085,144 | ~$1,085,144 | ~2.0465% | ~$22,207 | +25.1% |
| 2030 | ~$1,147,679 | ~$1,147,679 | ~2.0465% | ~$23,487 | +32.3% |
| 2026 | ~$951,941 | ~$951,941 | ~1.9977% | ~$19,017 | +9.8% |
| 2027 | ~$1,044,878 | ~$1,044,878 | ~1.9488% | ~$20,363 | +20.5% |
| 2028 | ~$1,146,888 | ~$1,146,888 | ~1.9000% | ~$21,791 | +32.2% |
| 2029 | ~$1,258,857 | ~$1,258,857 | ~1.8512% | ~$23,304 | +45.2% |
| 2030 | ~$1,381,757 | ~$1,381,757 | ~1.8024% | ~$24,904 | +59.3% |
In 2025, this property's market value of $867,271 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +67% 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 | $867,271 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $901,261 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $947,272 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $678,747 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $643,100 | $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.