11904 ALPHEUS AVE TX 78727
| Owner | AKRSAUSTIN LLC-11904 ALPHEUS SERIES |
|---|---|
| Parcel ID | 0260060105 |
| Short ID | 503923 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,288 SF |
| Land SF | 7,910 SF |
| Acres | 0.182 |
| Year Built | 1981 |
| Legal | LOT 2 BLK B DUVAL VILLAS |
| Neighborhood | V0090 |
| Land | $229,097 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $229,097 |
| Improvement | $477,782 |
|---|---|
| Total Improvement | $477,782 |
| Market | $706,879 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $706,879 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $706,879 |
| Taxable Value | $706,879 |
|---|
Appreciation: Market value has risen +25.1% from $565,000 (2021) to $706,879 (2025), a CAGR of 5.8% 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 $14,466. 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 32% of market value ($229,097 land vs $477,782 improvements), about $29/SF of land. Most value sits in the improvements, so building condition, age (~45 yrs), and rent roll drive the underwriting.
Submarket Position: At $706,879, 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 +5.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $935,332 by 2030, with an estimated annual tax burden around $17,619. 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 | 4,288 SF | ✗ |
| 1ST | 1st Floor | 2,144 SF | ✓ |
| 2ND | 2nd Floor | 2,144 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 280 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 280 SF | ✗ |
| 581 | STORAGE ATT | 80 SF | ✓ |
| 251 | BATHROOM | 8 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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% | $6,540.04 | $6,540.04 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,704.17 | $3,704.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,656.77 | $2,656.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $834.28 | $834.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $730.91 | $730.91 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,466.17 | $14,466.17 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $705,000 | $706,879 | -0.3% |
| Assessed Value | $705,000 | $706,879 | -0.3% |
| Land Value | $273,193 | $229,097 | +19.2% |
| Improvement Value | $431,807 | $477,782 | -9.6% |
| Taxable Value | $705,000 | $706,879 | -0.3% |
| Total Tax 2026 = estimate |
~$14,428
Estimated
|
~$14,466
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $770,004 | $705,000 | -65,004 (-8.4%) |
| Taxable Value | $770,004 | $705,000 | -65,004 (-8.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $705,000 | $273,193 | $431,807 | — | $705,000 | $705,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $706,879 | $229,097 | $477,782 | — | $706,879 | $706,879 | ~$14,466 | Partial |
| 2024 | $808,483 | — | — | −$658,483 | $150,000 | $— | $17,054 | Verified |
| 2023 | $870,563 | — | — | −$720,563 | $150,000 | $— | $14,627 | Verified |
| 2022 | $660,873 | — | — | −$510,873 | $150,000 | $— | $17,193 | Verified |
| 2021 | $565,000 | — | — | −$415,000 | $150,000 | $— | $14,385 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.9% | +8.9% | ~100% | Not available | Partial |
| 2025 | -17.9% | -17.9% | ~100% | Not available | Partial |
| 2024 | +6.4% | +6.4% | ~100% | 1.9800% | Verified |
| 2023 | -7.1% | -7.1% | ~100% | 1.8100% | Verified |
| 2022 | +31.7% | +31.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.3% | +5.7% | +5.8% | +31.7% | 2023 | -12.6% | 2025 |
| Assessment Ratio | 100.0% | 47.5% | — | 100.0% | 2025 | 17.2% | 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 |
$14,466 | $15,545 | ~$16,317 | $17,193 | 2022 | $14,385 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$747,600 | ~$747,600 | ~2.0139% | ~$15,056 | +5.8% |
| 2027 | ~$790,667 | ~$790,667 | ~1.9814% | ~$15,666 | +11.9% |
| 2028 | ~$836,214 | ~$836,214 | ~1.9488% | ~$16,296 | +18.3% |
| 2029 | ~$884,386 | ~$884,386 | ~1.9163% | ~$16,947 | +25.1% |
| 2030 | ~$935,332 | ~$935,332 | ~1.8837% | ~$17,619 | +32.3% |
| 2026 | ~$733,462 | ~$733,462 | ~2.0465% | ~$15,010 | +3.8% |
| 2027 | ~$761,045 | ~$761,045 | ~2.0465% | ~$15,575 | +7.7% |
| 2028 | ~$789,666 | ~$789,666 | ~2.0465% | ~$16,160 | +11.7% |
| 2029 | ~$819,362 | ~$819,362 | ~2.0465% | ~$16,768 | +15.9% |
| 2030 | ~$850,176 | ~$850,176 | ~2.0465% | ~$17,399 | +20.3% |
| 2026 | ~$761,737 | ~$761,737 | ~1.9977% | ~$15,217 | +7.8% |
| 2027 | ~$820,853 | ~$820,853 | ~1.9488% | ~$15,997 | +16.1% |
| 2028 | ~$884,557 | ~$884,557 | ~1.9000% | ~$16,807 | +25.1% |
| 2029 | ~$953,204 | ~$953,204 | ~1.8512% | ~$17,646 | +34.8% |
| 2030 | ~$1,027,179 | ~$1,027,179 | ~1.8024% | ~$18,514 | +45.3% |
In 2025, this property's market value of $706,879 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +36% 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 | $706,879 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $808,483 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $870,563 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $660,873 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $565,000 | $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.