4304 DUVAL RD TX
| Owner | MAVE60 LLC |
|---|---|
| Parcel ID | 0260031703 |
| Short ID | 503752 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,678 SF |
| Land SF | 11,380 SF |
| Acres | 0.261 |
| Year Built | 1985 |
| Legal | LOT 1 DUVAL VILLAS II |
| Neighborhood | V0090 |
| Land | $196,231 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $196,231 |
| Improvement | $546,573 |
|---|---|
| Total Improvement | $546,573 |
| Market | $742,804 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $742,804 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $742,804 |
| Taxable Value | $742,804 |
|---|
Appreciation: Market value has risen +29.2% from $575,000 (2021) to $742,804 (2025), a CAGR of 6.6% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2021→2022), 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 $15,201. 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 26% of market value ($196,231 land vs $546,573 improvements), about $17/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $742,804, 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 +6.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,023,016 by 2030, with an estimated annual tax burden around $19,271. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,678 SF | ✗ |
| 1ST | 1st Floor | 2,339 SF | ✓ |
| 2ND | 2nd Floor | 2,339 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 562 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 227 SF | ✗ |
| 513 | DECK COVERED | 209 SF | ✗ |
| 251 | BATHROOM | 8 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $6,872.42 | $6,872.42 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,892.42 | $3,892.42 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,791.79 | $2,791.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $876.68 | $876.68 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $768.06 | $768.06 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,201.37 | $15,201.37 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $747,000 | $742,804 | +0.6% |
| Assessed Value | $747,000 | $742,804 | +0.6% |
| Land Value | $268,693 | $196,231 | +36.9% |
| Improvement Value | $478,307 | $546,573 | -12.5% |
| Taxable Value | $747,000 | $742,804 | +0.6% |
| Total Tax 2026 = estimate |
~$15,287
Estimated
|
~$15,201
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $831,020 | $747,000 | -84,020 (-10.1%) |
| Taxable Value | $831,020 | $747,000 | -84,020 (-10.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $747,000 | $268,693 | $478,307 | — | $747,000 | $747,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $742,804 | $196,231 | $546,573 | — | $742,804 | $742,804 | ~$15,201 | Partial |
| 2024 | $785,085 | — | — | −$665,085 | $120,000 | $— | $18,671 | Verified |
| 2023 | $785,085 | — | — | −$665,085 | $120,000 | $— | $14,204 | Verified |
| 2022 | $719,860 | — | — | −$599,860 | $120,000 | $— | $15,505 | Verified |
| 2021 | $575,000 | — | — | −$425,000 | $150,000 | $— | $15,669 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.9% | +11.9% | ~100% | Not available | Partial |
| 2025 | -21.2% | -21.2% | ~100% | Not available | Partial |
| 2024 | -0.9% | -1.0% | ~100% | 1.9800% | Verified |
| 2023 | +21.2% | +21.2% | ~100% | 1.4900% | Verified |
| 2022 | +9.1% | +9.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.7300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.6% | +5.9% | +6.5% | +25.2% | 2022 | -5.4% | 2025 |
| Assessment Ratio | 100.0% | 45.6% | — | 100.0% | 2025 | 15.3% | 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 |
$15,201 | $15,850 | ~$17,575 | $18,671 | 2024 | $14,204 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$791,910 | ~$791,910 | ~2.0139% | ~$15,949 | +6.6% |
| 2027 | ~$844,262 | ~$844,262 | ~1.9814% | ~$16,728 | +13.7% |
| 2028 | ~$900,076 | ~$900,076 | ~1.9488% | ~$17,541 | +21.2% |
| 2029 | ~$959,579 | ~$959,579 | ~1.9163% | ~$18,388 | +29.2% |
| 2030 | ~$1,023,016 | ~$1,023,016 | ~1.8837% | ~$19,271 | +37.7% |
| 2026 | ~$777,054 | ~$777,054 | ~2.0465% | ~$15,902 | +4.6% |
| 2027 | ~$812,883 | ~$812,883 | ~2.0465% | ~$16,636 | +9.4% |
| 2028 | ~$850,364 | ~$850,364 | ~2.0465% | ~$17,403 | +14.5% |
| 2029 | ~$889,574 | ~$889,574 | ~2.0465% | ~$18,205 | +19.8% |
| 2030 | ~$930,591 | ~$930,591 | ~2.0465% | ~$19,044 | +25.3% |
| 2026 | ~$806,766 | ~$806,766 | ~1.9977% | ~$16,116 | +8.6% |
| 2027 | ~$876,236 | ~$876,236 | ~1.9488% | ~$17,076 | +18.0% |
| 2028 | ~$951,688 | ~$951,688 | ~1.9000% | ~$18,082 | +28.1% |
| 2029 | ~$1,033,636 | ~$1,033,636 | ~1.8512% | ~$19,135 | +39.2% |
| 2030 | ~$1,122,642 | ~$1,122,642 | ~1.8024% | ~$20,234 | +51.1% |
In 2025, this property's market value of $742,804 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +43% 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 | $742,804 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $785,085 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $785,085 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $719,860 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $575,000 | $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.