11804 ALPHEUS AVE TX 78727
| Owner | BUI DINH K & LIEN NGOC MAI NGUYEN |
|---|---|
| Parcel ID | 0260060108 |
| Short ID | 503926 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,288 SF |
| Land SF | 8,844 SF |
| Acres | 0.203 |
| Year Built | 1981 |
| Legal | LOT 5 BLK B DUVAL VILLAS |
| Neighborhood | V0090 |
| Land | $238,443 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $238,443 |
| Improvement | $491,172 |
|---|---|
| Total Improvement | $491,172 |
| Market | $729,615 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $729,615 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $729,615 |
| Taxable Value | $729,615 |
|---|
Appreciation: Market value has risen +35.6% from $538,200 (2021) to $729,615 (2025), a CAGR of 7.9% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $14,931. 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 33% of market value ($238,443 land vs $491,172 improvements), about $27/SF of land. Most value sits in the improvements, so building condition, age (~45 yrs), and rent roll drive the underwriting.
Submarket Position: At $729,615, 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 +7.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,067,287 by 2030, with an estimated annual tax burden around $20,105. 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.
10 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 | ✓ |
| 551 | PAVED AREA | 1,700 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% | $6,750.40 | $6,750.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,823.31 | $3,823.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,742.22 | $2,742.22 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $861.11 | $861.11 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $754.42 | $754.42 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,931.46 | $14,931.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $735,000 | $729,615 | +0.7% |
| Assessed Value | $735,000 | $729,615 | +0.7% |
| Land Value | $295,330 | $238,443 | +23.9% |
| Improvement Value | $439,670 | $491,172 | -10.5% |
| Taxable Value | $735,000 | $729,615 | +0.7% |
| Total Tax 2026 = estimate |
~$15,042
Estimated
|
~$14,931
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $805,561 | $735,000 | -70,561 (-8.8%) |
| Taxable Value | $805,561 | $735,000 | -70,561 (-8.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $735,000 | $295,330 | $439,670 | — | $735,000 | $735,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $729,615 | $238,443 | $491,172 | — | $729,615 | $729,615 | ~$14,931 | Partial |
| 2024 | $687,611 | — | — | −$537,611 | $150,000 | $— | $14,527 | Verified |
| 2023 | $687,611 | — | — | −$537,611 | $150,000 | $— | $12,441 | Verified |
| 2022 | $639,600 | — | — | −$489,600 | $150,000 | $— | $13,580 | Verified |
| 2021 | $538,200 | — | — | −$388,200 | $150,000 | $— | $13,922 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.4% | +10.4% | ~100% | Not available | Partial |
| 2025 | -0.5% | -0.5% | ~100% | Not available | Partial |
| 2024 | +6.6% | +6.6% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +7.5% | +7.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.7% | +6.6% | +7.7% | +18.8% | 2022 | +0.0% | 2024 |
| Assessment Ratio | 100.0% | 49.2% | — | 100.0% | 2025 | 21.8% | 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 |
$14,931 | $13,880 | ~$17,922 | $14,931 | 2025 | $12,441 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$787,284 | ~$787,284 | ~2.0139% | ~$15,855 | +7.9% |
| 2027 | ~$849,511 | ~$849,511 | ~1.9814% | ~$16,832 | +16.4% |
| 2028 | ~$916,656 | ~$916,656 | ~1.9488% | ~$17,864 | +25.6% |
| 2029 | ~$989,108 | ~$989,108 | ~1.9163% | ~$18,954 | +35.6% |
| 2030 | ~$1,067,287 | ~$1,067,287 | ~1.8837% | ~$20,105 | +46.3% |
| 2026 | ~$772,691 | ~$772,691 | ~2.0465% | ~$15,813 | +5.9% |
| 2027 | ~$818,311 | ~$818,311 | ~2.0465% | ~$16,747 | +12.2% |
| 2028 | ~$866,624 | ~$866,624 | ~2.0465% | ~$17,735 | +18.8% |
| 2029 | ~$917,790 | ~$917,790 | ~2.0465% | ~$18,782 | +25.8% |
| 2030 | ~$971,976 | ~$971,976 | ~2.0465% | ~$19,891 | +33.2% |
| 2026 | ~$801,876 | ~$801,876 | ~1.9977% | ~$16,019 | +9.9% |
| 2027 | ~$881,294 | ~$881,294 | ~1.9488% | ~$17,175 | +20.8% |
| 2028 | ~$968,577 | ~$968,577 | ~1.9000% | ~$18,403 | +32.8% |
| 2029 | ~$1,064,505 | ~$1,064,505 | ~1.8512% | ~$19,706 | +45.9% |
| 2030 | ~$1,169,933 | ~$1,169,933 | ~1.8024% | ~$21,087 | +60.3% |
In 2025, this property's market value of $729,615 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +40% 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 | $729,615 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $687,611 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $687,611 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $639,600 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $538,200 | $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.