4604 DUVAL ST TX 78751
| Owner | WILLIAMS JAMES P JR |
|---|---|
| Parcel ID | 0221080923 |
| Short ID | 218333 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,334 SF |
| Land SF | 6,546 SF |
| Acres | 0.150 |
| Year Built | 1949 |
| Legal | BLK 14 50X141.88FT HYDE PARK ANNEX |
| Neighborhood | Z65005 |
| Land | $562,931 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $562,931 |
| Improvement | $157,883 |
|---|---|
| Total Improvement | $157,883 |
| Market | $720,814 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $720,814 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $720,814 |
| Taxable Value | $720,814 |
|---|
Appreciation: Market value has risen +9.1% from $660,435 (2021) to $720,814 (2025), a CAGR of 2.2% over 4 years. Growth has been relatively flat for this asset class. 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 $14,751. 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 78% of market value ($562,931 land vs $157,883 improvements), about $86/SF of land. With value concentrated in the land under a ~77-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 $720,814, 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 +2.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $804,108 by 2030, with an estimated annual tax burden around $15,147. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,334 SF | ✗ |
| 1ST | 1st Floor | 1,434 SF | ✓ |
| 2ND | 2nd Floor | 900 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 142 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 40 SF | ✗ |
| 251 | BATHROOM | 4 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% | $6,668.97 | $6,668.97 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,777.19 | $3,777.19 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,709.14 | $2,709.14 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $850.73 | $850.73 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $745.32 | $745.32 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,751.35 | $14,751.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $662,452 | $720,814 | -8.1% |
| Assessed Value | $662,452 | $720,814 | -8.1% |
| Land Value | $347,752 | $562,931 | -38.2% |
| Improvement Value | $314,700 | $157,883 | +99.3% |
| Taxable Value | $662,452 | $720,814 | -8.1% |
| Total Tax 2026 = estimate |
~$13,557
Estimated
|
~$14,751
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $861,190 | $662,452 | -198,738 (-23.1%) |
| Taxable Value | $861,190 | $662,452 | -198,738 (-23.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $662,452 | $347,752 | $314,700 | — | $662,452 | $662,452 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $720,814 | $562,931 | $157,883 | — | $720,814 | $720,814 | ~$14,751 | Partial |
| 2024 | $760,500 | — | — | −$210,500 | $550,000 | $— | $16,747 | Verified |
| 2023 | $814,880 | — | — | −$264,880 | $550,000 | $— | $13,759 | Verified |
| 2022 | $700,500 | — | — | −$150,500 | $550,000 | $— | $16,093 | Verified |
| 2021 | $660,435 | — | — | −$310,435 | $350,000 | $— | $15,248 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +19.5% | +19.5% | ~100% | Not available | Partial |
| 2025 | -14.7% | -14.7% | ~100% | Not available | Partial |
| 2024 | +11.1% | +11.1% | ~100% | 1.9800% | Verified |
| 2023 | -6.7% | -6.7% | ~100% | 1.8100% | Verified |
| 2022 | +16.3% | +16.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.1% | +0.5% | +4.0% | +16.3% | 2023 | -8.1% | 2026 |
| Assessment Ratio | 100.0% | 78.5% | — | 100.0% | 2025 | 53.0% | 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 |
$14,751 | $15,320 | ~$14,996 | $16,747 | 2024 | $13,759 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$736,752 | ~$736,752 | ~2.0139% | ~$14,838 | +2.2% |
| 2027 | ~$753,043 | ~$753,043 | ~1.9814% | ~$14,921 | +4.5% |
| 2028 | ~$769,694 | ~$769,694 | ~1.9488% | ~$15,000 | +6.8% |
| 2029 | ~$786,713 | ~$786,713 | ~1.9163% | ~$15,076 | +9.1% |
| 2030 | ~$804,108 | ~$804,108 | ~1.8837% | ~$15,147 | +11.6% |
| 2026 | ~$722,336 | ~$722,336 | ~2.0465% | ~$14,782 | +0.2% |
| 2027 | ~$723,861 | ~$723,861 | ~2.0465% | ~$14,814 | +0.4% |
| 2028 | ~$725,390 | ~$725,390 | ~2.0465% | ~$14,845 | +0.6% |
| 2029 | ~$726,921 | ~$726,921 | ~2.0465% | ~$14,876 | +0.8% |
| 2030 | ~$728,456 | ~$728,456 | ~2.0465% | ~$14,908 | +1.1% |
| 2026 | ~$751,169 | ~$751,169 | ~1.9977% | ~$15,006 | +4.2% |
| 2027 | ~$782,801 | ~$782,801 | ~1.9488% | ~$15,256 | +8.6% |
| 2028 | ~$815,766 | ~$815,766 | ~1.9000% | ~$15,500 | +13.2% |
| 2029 | ~$850,120 | ~$850,120 | ~1.8512% | ~$15,737 | +17.9% |
| 2030 | ~$885,919 | ~$885,919 | ~1.8024% | ~$15,968 | +22.9% |
In 2025, this property's market value of $720,814 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +39% 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 | $720,814 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $760,500 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $814,880 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $700,500 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $660,435 | $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.