4906 DUVAL ST TX
| Owner | FRENCH LIVING TRUST |
|---|---|
| Parcel ID | 0223090920 |
| Short ID | 221622 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,576 SF |
| Land SF | 7,319 SF |
| Acres | 0.168 |
| Year Built | 1981 |
| Legal | LOT 2 DEARING ADDN THE |
| Neighborhood | Z65005 |
| Land | $574,738 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $574,738 |
| Improvement | $111,609 |
|---|---|
| Total Improvement | $111,609 |
| Market | $686,347 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $686,347 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $686,347 |
| Taxable Value | $686,347 |
|---|
Appreciation: Market value has risen +35.1% from $508,200 (2021) to $686,347 (2025), a CAGR of 7.8% 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 $14,046. 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 84% of market value ($574,738 land vs $111,609 improvements), about $79/SF of land. With value concentrated in the land under a ~45-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 $686,347, 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 +7.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $999,264 by 2030, with an estimated annual tax burden around $18,824. 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 | 2,576 SF | ✗ |
| 1ST | 1st Floor | 2,116 SF | ✓ |
| 1/2 | Half Floor | 460 SF | ✓ |
| 612 | TERRACE UNCOVERD | 168 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 18 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 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% | $6,350.08 | $6,350.08 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,596.57 | $3,596.57 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,579.60 | $2,579.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $810.05 | $810.05 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $709.68 | $709.68 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,045.98 | $14,045.98 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $636,121 | $686,347 | -7.3% |
| Assessed Value | $636,121 | $686,347 | -7.3% |
| Land Value | $365,746 | $574,738 | -36.4% |
| Improvement Value | $270,375 | $111,609 | +142.3% |
| Taxable Value | $636,121 | $686,347 | -7.3% |
| Total Tax 2026 = estimate |
~$13,018
Estimated
|
~$14,046
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $745,746 | $636,121 | -109,625 (-14.7%) |
| Taxable Value | $745,746 | $636,121 | -109,625 (-14.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $636,121 | $365,746 | $270,375 | — | $636,121 | $636,121 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $686,347 | $574,738 | $111,609 | — | $686,347 | $686,347 | ~$14,046 | Partial |
| 2024 | $679,284 | — | — | −$129,284 | $550,000 | $— | $14,861 | Verified |
| 2023 | $802,602 | — | — | −$252,602 | $550,000 | $— | $12,290 | Verified |
| 2022 | $598,911 | — | — | −$48,911 | $550,000 | $— | $15,851 | Verified |
| 2021 | $508,200 | — | — | −$158,200 | $350,000 | $— | $13,036 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.7% | +8.7% | ~100% | Not available | Partial |
| 2025 | -8.5% | -8.5% | ~100% | Not available | Partial |
| 2024 | +10.4% | +10.4% | ~100% | 1.9800% | Verified |
| 2023 | -23.8% | -23.8% | ~100% | 1.8100% | Verified |
| 2022 | +48.9% | +48.9% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 2.5700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.3% | +6.0% | +9.5% | +34.0% | 2023 | -15.4% | 2024 |
| Assessment Ratio | 100.0% | 85.0% | — | 100.0% | 2025 | 68.5% | 2023 |
| 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 |
$14,046 | $14,017 | ~$16,810 | $15,851 | 2022 | $12,290 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$739,897 | ~$739,897 | ~2.0139% | ~$14,901 | +7.8% |
| 2027 | ~$797,624 | ~$797,624 | ~1.9814% | ~$15,804 | +16.2% |
| 2028 | ~$859,856 | ~$859,856 | ~1.9488% | ~$16,757 | +25.3% |
| 2029 | ~$926,943 | ~$926,943 | ~1.9163% | ~$17,763 | +35.1% |
| 2030 | ~$999,264 | ~$999,264 | ~1.8837% | ~$18,824 | +45.6% |
| 2026 | ~$726,170 | ~$726,170 | ~2.0465% | ~$14,861 | +5.8% |
| 2027 | ~$768,303 | ~$768,303 | ~2.0465% | ~$15,723 | +11.9% |
| 2028 | ~$812,881 | ~$812,881 | ~2.0465% | ~$16,635 | +18.4% |
| 2029 | ~$860,045 | ~$860,045 | ~2.0465% | ~$17,601 | +25.3% |
| 2030 | ~$909,946 | ~$909,946 | ~2.0465% | ~$18,622 | +32.6% |
| 2026 | ~$753,624 | ~$753,624 | ~1.9977% | ~$15,055 | +9.8% |
| 2027 | ~$827,495 | ~$827,495 | ~1.9488% | ~$16,127 | +20.6% |
| 2028 | ~$908,606 | ~$908,606 | ~1.9000% | ~$17,264 | +32.4% |
| 2029 | ~$997,669 | ~$997,669 | ~1.8512% | ~$18,469 | +45.4% |
| 2030 | ~$1,095,462 | ~$1,095,462 | ~1.8024% | ~$19,744 | +59.6% |
In 2025, this property's market value of $686,347 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +32% 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 | $686,347 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $679,284 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $802,602 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $598,911 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $508,200 | $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.