7304 DUVAL ST TX 78752
| Owner | SHAHBAZ ALI |
|---|---|
| Parcel ID | 0231140959 |
| Short ID | 232710 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,904 SF |
| Land SF | 8,240 SF |
| Acres | 0.189 |
| Year Built | 1968 |
| Legal | LOT 11B RESUB 11-14,16,20&21 BLK D HOLIDAY HEIGHTS SEC 1 |
| Neighborhood | Y7005 |
| Land | $337,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $337,200 |
| Improvement | $315,682 |
|---|---|
| Total Improvement | $315,682 |
| Market | $652,882 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $652,882 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $652,882 |
| Taxable Value | $652,882 |
|---|
Appreciation: Market value has risen +31.2% from $497,700 (2021) to $652,882 (2025), a CAGR of 7.0% 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 $13,361. 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 income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 52% of market value ($337,200 land vs $315,682 improvements), about $41/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $652,882, 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 +7.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $916,576 by 2030, with an estimated annual tax burden around $17,266. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,904 SF | ✗ |
| 1ST | 1st Floor | 1,952 SF | ✓ |
| 2ND | 2nd Floor | 1,952 SF | ✓ |
| 512 | DECK UNCOVRED | 256 SF | ✗ |
| 252 | BEDROOMS | 6 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% | $6,040.46 | $6,040.46 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,421.21 | $3,421.21 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,453.82 | $2,453.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $770.55 | $770.55 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $675.08 | $675.08 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,361.12 | $13,361.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $756,428 | $652,882 | +15.9% |
| Assessed Value | $756,428 | $652,882 | +15.9% |
| Land Value | $224,800 | $337,200 | -33.3% |
| Improvement Value | $531,628 | $315,682 | +68.4% |
| Taxable Value | $756,428 | $652,882 | +15.9% |
| Total Tax 2026 = estimate |
~$15,480
Estimated
|
~$13,361
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $856,075 | $756,428 | -99,647 (-11.6%) |
| Taxable Value | $783,458 | $756,428 | -27,030 (-3.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $756,428 | $224,800 | $531,628 | — | $756,428 | $756,428 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $652,882 | $337,200 | $315,682 | — | $652,882 | $652,882 | ~$13,361 | Partial |
| 2024 | $790,000 | — | — | −$445,000 | $345,000 | $— | $11,005 | Verified |
| 2023 | $851,261 | — | — | −$506,261 | $345,000 | $— | $12,081 | Verified |
| 2022 | $581,171 | — | — | −$236,171 | $345,000 | $— | $16,188 | Verified |
| 2021 | $497,700 | — | — | −$267,700 | $230,000 | $— | $12,650 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +31.1% | +20.0% | 91.5% | Not available | Partial |
| 2025 | -2.0% | -2.0% | ~100% | Not available | Partial |
| 2024 | -15.8% | -15.8% | ~100% | 1.6500% | Verified |
| 2023 | -7.1% | -7.1% | ~100% | 1.5300% | Verified |
| 2022 | +46.5% | +46.5% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 2.5400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +15.9% | +10.9% | +4.1% | +46.5% | 2023 | -17.4% | 2025 |
| Assessment Ratio | 100.0% | 65.0% | — | 100.0% | 2025 | 40.5% | 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 |
$13,361 | $13,057 | ~$15,632 | $16,188 | 2022 | $11,005 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$698,717 | ~$698,717 | ~2.0139% | ~$14,072 | +7.0% |
| 2027 | ~$747,770 | ~$747,770 | ~1.9814% | ~$14,816 | +14.5% |
| 2028 | ~$800,267 | ~$800,267 | ~1.9488% | ~$15,596 | +22.6% |
| 2029 | ~$856,449 | ~$856,449 | ~1.9163% | ~$16,412 | +31.2% |
| 2030 | ~$916,576 | ~$916,576 | ~1.8837% | ~$17,266 | +40.4% |
| 2026 | ~$685,660 | ~$685,660 | ~2.0465% | ~$14,032 | +5.0% |
| 2027 | ~$720,083 | ~$720,083 | ~2.0465% | ~$14,736 | +10.3% |
| 2028 | ~$756,234 | ~$756,234 | ~2.0465% | ~$15,476 | +15.8% |
| 2029 | ~$794,201 | ~$794,201 | ~2.0465% | ~$16,253 | +21.6% |
| 2030 | ~$834,073 | ~$834,073 | ~2.0465% | ~$17,069 | +27.8% |
| 2026 | ~$711,775 | ~$711,775 | ~1.9977% | ~$14,219 | +9.0% |
| 2027 | ~$775,980 | ~$775,980 | ~1.9488% | ~$15,123 | +18.9% |
| 2028 | ~$845,977 | ~$845,977 | ~1.9000% | ~$16,074 | +29.6% |
| 2029 | ~$922,288 | ~$922,288 | ~1.8512% | ~$17,073 | +41.3% |
| 2030 | ~$1,005,482 | ~$1,005,482 | ~1.8024% | ~$18,123 | +54.0% |
In 2025, this property's market value of $652,882 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +26% 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 | $652,882 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $790,000 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $851,261 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $581,171 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $497,700 | $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.