11900 ALPHEUS AVE TX 78727
| Owner | PARSONS PAUL D |
|---|---|
| Parcel ID | 0260060107 |
| Short ID | 503925 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,016 SF |
| Land SF | 8,220 SF |
| Acres | 0.189 |
| Year Built | 1981 |
| Legal | LOT 4 BLK B DUVAL VILLAS |
| Neighborhood | V0090 |
| Land | $232,199 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $232,199 |
| Improvement | $441,579 |
|---|---|
| Total Improvement | $441,579 |
| Market | $673,778 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $673,778 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $673,778 |
| Taxable Value | $673,778 |
|---|
Appreciation: Market value has risen +31.2% from $513,700 (2021) to $673,778 (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 $13,789. 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 34% of market value ($232,199 land vs $441,579 improvements), about $28/SF of land. Most value sits in the improvements, so building condition, age (~45 yrs), and rent roll drive the underwriting.
Submarket Position: At $673,778, 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 $945,749 by 2030, with an estimated annual tax burden around $17,815. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,016 SF | ✗ |
| 551 | PAVED AREA | 2,160 SF | ✗ |
| 1ST | 1st Floor | 2,008 SF | ✓ |
| 2ND | 2nd Floor | 2,008 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 280 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 280 SF | ✗ |
| SO | Sketch Only | 160 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% | $6,233.79 | $6,233.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,530.71 | $3,530.71 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,532.36 | $2,532.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $795.21 | $795.21 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $696.69 | $696.69 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,788.76 | $13,788.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $687,295 | $673,778 | +2.0% |
| Assessed Value | $687,295 | $673,778 | +2.0% |
| Land Value | $279,398 | $232,199 | +20.3% |
| Improvement Value | $407,897 | $441,579 | -7.6% |
| Taxable Value | $687,295 | $673,778 | +2.0% |
| Total Tax 2026 = estimate |
~$14,065
Estimated
|
~$13,789
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $765,703 | $687,295 | -78,408 (-10.2%) |
| Taxable Value | $765,703 | $687,295 | -78,408 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $687,295 | $279,398 | $407,897 | — | $687,295 | $687,295 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $673,778 | $232,199 | $441,579 | — | $673,778 | $673,778 | ~$13,789 | Partial |
| 2024 | $660,945 | — | — | −$510,945 | $150,000 | $— | $15,718 | Verified |
| 2023 | $726,127 | — | — | −$576,127 | $150,000 | $— | $11,958 | Verified |
| 2022 | $609,183 | — | — | −$459,183 | $150,000 | $— | $14,340 | Verified |
| 2021 | $513,700 | — | — | −$363,700 | $150,000 | $— | $13,260 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.6% | +13.6% | ~100% | Not available | Partial |
| 2025 | -25.8% | -15.0% | ~100% | Not available | Partial |
| 2024 | +37.3% | +20.0% | 87.4% | 1.7300% | Verified |
| 2023 | -9.0% | -9.0% | ~100% | 1.8100% | Verified |
| 2022 | +19.2% | +19.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +10.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.0% | +6.5% | +6.6% | +19.2% | 2023 | -9.0% | 2024 |
| Assessment Ratio | 100.0% | 49.5% | — | 100.0% | 2025 | 20.7% | 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 |
$13,789 | $13,813 | ~$16,131 | $15,718 | 2024 | $11,958 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$721,055 | ~$721,055 | ~2.0139% | ~$14,522 | +7.0% |
| 2027 | ~$771,650 | ~$771,650 | ~1.9814% | ~$15,289 | +14.5% |
| 2028 | ~$825,795 | ~$825,795 | ~1.9488% | ~$16,093 | +22.6% |
| 2029 | ~$883,739 | ~$883,739 | ~1.9163% | ~$16,935 | +31.2% |
| 2030 | ~$945,749 | ~$945,749 | ~1.8837% | ~$17,815 | +40.4% |
| 2026 | ~$707,580 | ~$707,580 | ~2.0465% | ~$14,481 | +5.0% |
| 2027 | ~$743,077 | ~$743,077 | ~2.0465% | ~$15,207 | +10.3% |
| 2028 | ~$780,356 | ~$780,356 | ~2.0465% | ~$15,970 | +15.8% |
| 2029 | ~$819,505 | ~$819,505 | ~2.0465% | ~$16,771 | +21.6% |
| 2030 | ~$860,617 | ~$860,617 | ~2.0465% | ~$17,612 | +27.7% |
| 2026 | ~$734,531 | ~$734,531 | ~1.9977% | ~$14,673 | +9.0% |
| 2027 | ~$800,762 | ~$800,762 | ~1.9488% | ~$15,606 | +18.8% |
| 2028 | ~$872,965 | ~$872,965 | ~1.9000% | ~$16,586 | +29.6% |
| 2029 | ~$951,678 | ~$951,678 | ~1.8512% | ~$17,617 | +41.2% |
| 2030 | ~$1,037,488 | ~$1,037,488 | ~1.8024% | ~$18,699 | +54.0% |
In 2025, this property's market value of $673,778 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +30% 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 | $673,778 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $660,945 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $726,127 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $609,183 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $513,700 | $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.