4528 AVENUE G TX
| Owner | CARRICO FRANK G & MARGARET M |
|---|---|
| Parcel ID | 0221080128 |
| Short ID | 218175 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,060 SF |
| Land SF | 9,113 SF |
| Acres | 0.209 |
| Year Built | 1962 |
| Legal | LOT 29B ULRICH HENRY H SUBD |
| Neighborhood | Z65005 |
| Land | $638,695 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $638,695 |
| Improvement | $94,365 |
|---|---|
| Total Improvement | $94,365 |
| Market | $733,060 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $733,060 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $733,060 |
| Taxable Value | $733,060 |
|---|
Appreciation: Market value has risen +59.8% from $458,600 (2021) to $733,060 (2025), a CAGR of 12.4% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $15,002. 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 87% of market value ($638,695 land vs $94,365 improvements), about $70/SF of land. With value concentrated in the land under a ~64-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 $733,060, 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 +12.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,317,563 by 2030, with an estimated annual tax burden around $22,239. 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 | 1,060 SF | ✓ |
| 061 | CARPORT ATT 1ST | 424 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 120 SF | ✗ |
| 581 | STORAGE ATT | 56 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% | $6,782.27 | $6,782.27 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,841.36 | $3,841.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,755.17 | $2,755.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $865.18 | $865.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $757.98 | $757.98 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,001.96 | $15,001.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $554,122 | $733,060 | -24.4% |
| Assessed Value | $554,122 | $733,060 | -24.4% |
| Land Value | $497,534 | $638,695 | -22.1% |
| Improvement Value | $56,588 | $94,365 | -40.0% |
| Taxable Value | $554,122 | $733,060 | -24.4% |
| Total Tax 2026 = estimate |
~$11,340
Estimated
|
~$15,002
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $649,616 | $554,122 | -95,494 (-14.7%) |
| Taxable Value | $649,616 | $554,122 | -95,494 (-14.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $554,122 | $497,534 | $56,588 | — | $554,122 | $554,122 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $733,060 | $638,695 | $94,365 | — | $733,060 | $733,060 | ~$15,002 | Partial |
| 2024 | $658,691 | — | — | −$26,191 | $632,500 | $— | $13,437 | Verified |
| 2023 | $677,262 | — | — | −$44,762 | $632,500 | $— | $11,917 | Verified |
| 2022 | $501,078 | — | — | — | $632,500 ! | $— | $13,375 | Verified |
| 2021 | $458,600 | — | — | −$56,100 | $402,500 | $— | $10,907 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -11.4% | -11.4% | ~100% | Not available | Partial |
| 2025 | +8.1% | +8.1% | ~100% | Not available | Partial |
| 2024 | +2.9% | +2.9% | ~100% | 1.9800% | Verified |
| 2023 | -2.7% | -2.7% | ~100% | 1.8100% | Verified |
| 2022 | +35.2% | +35.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +46.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -24.4% | +5.7% | +19.7% | +35.2% | 2023 | -24.4% | 2026 |
| Assessment Ratio | 100.0% | 100.6% | — | 126.2% | 2022 | 87.8% | 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 |
$15,002 | $12,928 | ~$19,127 | $15,002 | 2025 | $10,907 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$824,263 | ~$806,366 | ~2.0139% | ~$16,240 | +12.4% |
| 2027 | ~$926,813 | ~$887,003 | ~1.9814% | ~$17,575 | +26.4% |
| 2028 | ~$1,042,122 | ~$975,703 | ~1.9488% | ~$19,015 | +42.2% |
| 2029 | ~$1,171,777 | ~$1,073,273 | ~1.9163% | ~$20,567 | +59.8% |
| 2030 | ~$1,317,563 | ~$1,180,600 | ~1.8837% | ~$22,239 | +79.7% |
| 2026 | ~$809,602 | ~$806,366 | ~2.0465% | ~$16,502 | +10.4% |
| 2027 | ~$894,136 | ~$887,003 | ~2.0465% | ~$18,152 | +22.0% |
| 2028 | ~$987,497 | ~$975,703 | ~2.0465% | ~$19,968 | +34.7% |
| 2029 | ~$1,090,605 | ~$1,073,273 | ~2.0465% | ~$21,964 | +48.8% |
| 2030 | ~$1,204,480 | ~$1,180,600 | ~2.0465% | ~$24,161 | +64.3% |
| 2026 | ~$838,924 | ~$806,366 | ~1.9977% | ~$16,108 | +14.4% |
| 2027 | ~$960,077 | ~$887,003 | ~1.9488% | ~$17,286 | +31.0% |
| 2028 | ~$1,098,726 | ~$975,703 | ~1.9000% | ~$18,539 | +49.9% |
| 2029 | ~$1,257,398 | ~$1,073,273 | ~1.8512% | ~$19,868 | +71.5% |
| 2030 | ~$1,438,984 | ~$1,180,600 | ~1.8024% | ~$21,279 | +96.3% |
In 2025, this property's market value of $733,060 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +41% 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 | $733,060 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $658,691 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $677,262 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $501,078 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $458,600 | $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.