4603 AVENUE G TX
| Owner | FRASCO FAMILY REVOCABLE TRUST |
|---|---|
| Parcel ID | 0221080602 |
| Short ID | 218270 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,288 SF |
| Land SF | 7,076 SF |
| Acres | 0.162 |
| Year Built | 1961 |
| Legal | LOT 5 BLK 13 HYDE PARK ANNEX |
| Neighborhood | Z65005 |
| Land | $571,017 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $571,017 |
| Improvement | $1,377 |
|---|---|
| Total Improvement | $1,377 |
| Market | $572,394 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $572,394 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $572,394 |
| Taxable Value | $572,394 |
|---|
Appreciation: Market value has risen +33.1% from $430,000 (2021) to $572,394 (2025), a CAGR of 7.4% 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 $11,714. 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 100% of market value ($571,017 land vs $1,377 improvements), about $81/SF of land. With value concentrated in the land under a ~65-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 $572,394, 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 +7.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $818,424 by 2030, with an estimated annual tax burden around $15,417. 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 | 1,288 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,288 SF | ✗ |
| 061 | CARPORT ATT 1ST | 437 SF | ✗ |
| 581 | STORAGE ATT | 92 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% | $5,295.79 | $5,295.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,999.44 | $2,999.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,151.31 | $2,151.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $675.56 | $675.56 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $591.86 | $591.86 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,713.96 | $11,713.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $525,000 | $572,394 | -8.3% |
| Assessed Value | $525,000 | $572,394 | -8.3% |
| Land Value | $451,703 | $571,017 | -20.9% |
| Improvement Value | $73,297 | $1,377 | +5222.9% |
| Taxable Value | $525,000 | $572,394 | -8.3% |
| Total Tax 2026 = estimate |
~$10,744
Estimated
|
~$11,714
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $525,000 | $525,000 | +0 (+0.0%) |
| Taxable Value | $525,000 | $525,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $525,000 | $451,703 | $73,297 | — | $525,000 | $525,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $572,394 | $571,017 | $1,377 | — | $572,394 | $572,394 | ~$11,714 | Partial |
| 2024 | $612,286 | — | — | −$62,286 | $550,000 | $— | $13,701 | Verified |
| 2023 | $637,213 | — | — | −$87,213 | $550,000 | $— | $11,078 | Verified |
| 2022 | $480,100 | — | — | — | $550,000 ! | $— | $12,584 | Verified |
| 2021 | $430,000 | — | — | −$80,000 | $350,000 | $— | $10,450 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.3% | -8.3% | ~100% | Not available | Partial |
| 2025 | -17.2% | -17.2% | ~100% | Not available | Partial |
| 2024 | +12.9% | +12.9% | ~100% | 1.9800% | Verified |
| 2023 | -3.9% | -3.9% | ~100% | 1.8100% | Verified |
| 2022 | +32.7% | +32.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +19.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.3% | +5.1% | +9.4% | +32.7% | 2023 | -8.3% | 2026 |
| Assessment Ratio | 100.0% | 95.4% | — | 114.6% | 2022 | 81.4% | 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 |
$11,714 | $11,905 | ~$13,862 | $13,701 | 2024 | $10,450 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$614,825 | ~$614,825 | ~2.0139% | ~$12,382 | +7.4% |
| 2027 | ~$660,402 | ~$660,402 | ~1.9814% | ~$13,085 | +15.4% |
| 2028 | ~$709,357 | ~$709,357 | ~1.9488% | ~$13,824 | +23.9% |
| 2029 | ~$761,942 | ~$761,942 | ~1.9163% | ~$14,601 | +33.1% |
| 2030 | ~$818,424 | ~$818,424 | ~1.8837% | ~$15,417 | +43.0% |
| 2026 | ~$603,377 | ~$603,377 | ~2.0465% | ~$12,348 | +5.4% |
| 2027 | ~$636,038 | ~$636,038 | ~2.0465% | ~$13,016 | +11.1% |
| 2028 | ~$670,466 | ~$670,466 | ~2.0465% | ~$13,721 | +17.1% |
| 2029 | ~$706,758 | ~$706,758 | ~2.0465% | ~$14,464 | +23.5% |
| 2030 | ~$745,015 | ~$745,015 | ~2.0465% | ~$15,247 | +30.2% |
| 2026 | ~$626,273 | ~$626,273 | ~1.9977% | ~$12,511 | +9.4% |
| 2027 | ~$685,224 | ~$685,224 | ~1.9488% | ~$13,354 | +19.7% |
| 2028 | ~$749,724 | ~$749,724 | ~1.9000% | ~$14,245 | +31.0% |
| 2029 | ~$820,295 | ~$820,295 | ~1.8512% | ~$15,185 | +43.3% |
| 2030 | ~$897,509 | ~$897,509 | ~1.8024% | ~$16,176 | +56.8% |
In 2025, this property's market value of $572,394 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +10% 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 | $572,394 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $612,286 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $637,213 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $480,100 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $430,000 | $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.