4528 AVENUE B AUSTIN, TX 78751
| Owner | CLAY LARRY E |
|---|---|
| Parcel ID | 0223050515 |
| Short ID | 221368 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,168 SF |
| Land SF | 7,474 SF |
| Acres | 0.172 |
| Year Built | 1937 |
| Legal | 50X146.42FT ABS 310 SUR 10 GRAY T |
| Neighborhood | Z65005 |
| Land | $577,105 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $577,105 |
| Improvement | $186,842 |
|---|---|
| Total Improvement | $186,842 |
| Market | $763,947 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $763,947 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $763,947 |
| Exemptions (−) (HS,OV65) | −$296,009 |
|---|---|
| Taxable Value | $467,938 |
Appreciation: Market value has risen +49.1% from $512,500 (2021) to $763,947 (2025), a CAGR of 10.5% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $9,576. Austin ISD is the largest single contributor, at 31.2% 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 76% of market value ($577,105 land vs $186,842 improvements), about $77/SF of land. With value concentrated in the land under a ~89-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 $763,947, 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 +10.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,258,273 by 2030, with an estimated annual tax burden around $23,177. 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 | 2,168 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,168 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 241 SF | ✗ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 1 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% | $2,206.35 | $2,206.35 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,196.46 | $2,196.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,758.72 | $1,758.72 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $502.73 | $502.73 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $396.26 | $396.26 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $7,060.52 | $7,060.52 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $834,000 | $763,947 | +9.2% |
| Assessed Value | $834,000 | $763,947 | +9.2% |
| Land Value | $460,668 | $577,105 | -20.2% |
| Improvement Value | $373,332 | $186,842 | +99.8% |
| Taxable Value | $494,318 | $467,938 | +5.6% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$10,116
Estimated
|
~$7,061
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $834,000 | $834,000 | +0 (+0.0%) |
| Taxable Value | $496,367 | $494,318 | -2,049 (-0.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $834,000 | $460,668 | $373,332 | — | $834,000 | $494,318 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $763,947 | $577,105 | $186,842 | — | $763,947 | $467,938 | ~$7,061 | Partial |
| 2024 | $747,468 | — | — | −$197,468 | $550,000 | $— | $7,802 | Verified |
| 2023 | $856,065 | — | — | −$306,065 | $550,000 | $— | $7,180 | Verified |
| 2022 | $635,163 | — | — | −$85,163 | $550,000 | $— | $8,768 | Verified |
| 2021 | $512,500 | — | — | −$162,500 | $350,000 | $— | $8,861 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.2% | +9.2% | ~100% | Not available | Partial |
| 2025 | -4.3% | +1.8% | ~100% | Not available | Partial |
| 2024 | +6.8% | +10.0% | 94.0% | 0.9800% | Verified |
| 2023 | -12.7% | +10.0% | 91.3% | 0.9600% | Verified |
| 2022 | +34.8% | +10.0% | 72.4% | 1.0200% | Verified |
| 2021 | base year | — | 88.8% | 1.7300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +20.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.2% | +11.5% | +8.6% | +34.8% | 2023 | -12.7% | 2024 |
| Assessment Ratio | 100.0% | 82.1% | — | 100.0% | 2025 | 64.2% | 2023 |
| Effective Tax Rate (2025) | 0.9200% | 0.9200% | — | 0.9200% | 2025 | 0.9200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,061 | $7,935 | ~$19,933 | $8,861 | 2021 | $7,061 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$844,123 | ~$840,342 | ~2.0139% | ~$16,924 | +10.5% |
| 2027 | ~$932,713 | ~$924,376 | ~1.9814% | ~$18,315 | +22.1% |
| 2028 | ~$1,030,600 | ~$1,016,813 | ~1.9488% | ~$19,816 | +34.9% |
| 2029 | ~$1,138,761 | ~$1,118,495 | ~1.9163% | ~$21,434 | +49.1% |
| 2030 | ~$1,258,273 | ~$1,230,344 | ~1.8837% | ~$23,177 | +64.7% |
| 2026 | ~$828,844 | ~$828,844 | ~2.0465% | ~$16,962 | +8.5% |
| 2027 | ~$899,253 | ~$899,253 | ~2.0465% | ~$18,403 | +17.7% |
| 2028 | ~$975,644 | ~$975,644 | ~2.0465% | ~$19,966 | +27.7% |
| 2029 | ~$1,058,525 | ~$1,058,525 | ~2.0465% | ~$21,663 | +38.6% |
| 2030 | ~$1,148,446 | ~$1,148,446 | ~2.0465% | ~$23,503 | +50.3% |
| 2026 | ~$859,402 | ~$840,342 | ~1.9977% | ~$16,787 | +12.5% |
| 2027 | ~$966,783 | ~$924,376 | ~1.9488% | ~$18,015 | +26.6% |
| 2028 | ~$1,087,582 | ~$1,016,813 | ~1.9000% | ~$19,320 | +42.4% |
| 2029 | ~$1,223,475 | ~$1,118,495 | ~1.8512% | ~$20,706 | +60.2% |
| 2030 | ~$1,376,347 | ~$1,230,344 | ~1.8024% | ~$22,175 | +80.2% |
In 2025, this property's market value of $763,947 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +47% 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 | $763,947 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $747,468 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $856,065 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $635,163 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $512,500 | $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.