4712 DUVAL ST AUSTIN, TX 78751
| Owner | CARR VICKI |
|---|---|
| Parcel ID | 0221081011 |
| Short ID | 218365 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,432 SF |
| Land SF | 6,769 SF |
| Acres | 0.155 |
| Year Built | 1936 |
| Legal | LOT 11, N 21FT OF LOT 10 & S 4FT OF LOT 12 BLK 1 & 10FT OF VAC ALLEY HIGHLANDS THE |
| Neighborhood | Z65005 |
| Land | $566,335 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $566,335 |
| Improvement | $24,720 |
|---|---|
| Total Improvement | $24,720 |
| Market | $591,055 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $591,055 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $591,055 |
| Taxable Value | $591,055 |
|---|
Appreciation: Market value has risen +28.1% from $461,288 (2021) to $591,055 (2025), a CAGR of 6.4% over 4 years. This represents moderate, steady growth. 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 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 $12,096. 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 96% of market value ($566,335 land vs $24,720 improvements), about $84/SF of land. With value concentrated in the land under a ~90-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 $591,055, 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 +6.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $805,745 by 2030, with an estimated annual tax burden around $15,178. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,432 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 36 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% | $5,468.44 | $5,468.44 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,097.23 | $3,097.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,221.45 | $2,221.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $697.58 | $697.58 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $611.15 | $611.15 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,095.85 | $12,095.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $451,004 | $591,055 | -23.7% |
| Assessed Value | $451,004 | $591,055 | -23.7% |
| Land Value | $353,769 | $566,335 | -37.5% |
| Improvement Value | $97,235 | $24,720 | +293.3% |
| Taxable Value | $451,004 | $591,055 | -23.7% |
| Total Tax 2026 = estimate |
~$9,230
Estimated
|
~$12,096
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $528,727 | $451,004 | -77,723 (-14.7%) |
| Taxable Value | $528,727 | $451,004 | -77,723 (-14.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $451,004 | $353,769 | $97,235 | — | $451,004 | $451,004 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $591,055 | $566,335 | $24,720 | — | $591,055 | $591,055 | ~$12,096 | Partial |
| 2024 | $574,600 | — | — | −$24,600 | $550,000 | $— | $12,268 | Verified |
| 2023 | $627,865 | — | — | −$77,865 | $550,000 | $— | $10,396 | Verified |
| 2022 | $496,316 | — | — | — | $550,000 ! | $— | $12,400 | Verified |
| 2021 | $461,288 | — | — | −$111,288 | $350,000 | $— | $10,803 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.5% | -10.5% | ~100% | Not available | Partial |
| 2025 | -4.5% | -4.5% | ~100% | Not available | Partial |
| 2024 | +7.7% | +7.7% | ~100% | 1.9800% | Verified |
| 2023 | -8.5% | -8.5% | ~100% | 1.8100% | Verified |
| 2022 | +26.5% | +26.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +19.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.7% | +1.0% | +13.0% | +26.5% | 2023 | -23.7% | 2026 |
| Assessment Ratio | 100.0% | 95.0% | — | 110.8% | 2022 | 75.9% | 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 |
$12,096 | $11,593 | ~$13,897 | $12,400 | 2022 | $10,396 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$628,842 | ~$628,842 | ~2.0139% | ~$12,664 | +6.4% |
| 2027 | ~$669,046 | ~$669,046 | ~1.9814% | ~$13,256 | +13.2% |
| 2028 | ~$711,819 | ~$711,819 | ~1.9488% | ~$13,872 | +20.4% |
| 2029 | ~$757,327 | ~$757,327 | ~1.9163% | ~$14,513 | +28.1% |
| 2030 | ~$805,745 | ~$805,745 | ~1.8837% | ~$15,178 | +36.3% |
| 2026 | ~$617,021 | ~$617,021 | ~2.0465% | ~$12,627 | +4.4% |
| 2027 | ~$644,128 | ~$644,128 | ~2.0465% | ~$13,182 | +9.0% |
| 2028 | ~$672,426 | ~$672,426 | ~2.0465% | ~$13,761 | +13.8% |
| 2029 | ~$701,967 | ~$701,967 | ~2.0465% | ~$14,366 | +18.8% |
| 2030 | ~$732,806 | ~$732,806 | ~2.0465% | ~$14,997 | +24.0% |
| 2026 | ~$640,664 | ~$640,664 | ~1.9977% | ~$12,798 | +8.4% |
| 2027 | ~$694,436 | ~$694,436 | ~1.9488% | ~$13,533 | +17.5% |
| 2028 | ~$752,721 | ~$752,721 | ~1.9000% | ~$14,302 | +27.4% |
| 2029 | ~$815,899 | ~$815,899 | ~1.8512% | ~$15,104 | +38.0% |
| 2030 | ~$884,379 | ~$884,379 | ~1.8024% | ~$15,940 | +49.6% |
In 2025, this property's market value of $591,055 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +14% 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 | $591,055 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $574,600 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $627,865 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $496,316 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $461,288 | $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.