11809 ALPHEUS AVE AUSTIN, TX 78727
| Owner | HABICHT JESSICA L |
|---|---|
| Parcel ID | 0260060216 |
| Short ID | 503947 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,012 SF |
| Land SF | 7,020 SF |
| Acres | 0.161 |
| Year Built | 1982 |
| Legal | LOT 8 BLK A DUVAL VILLAS |
| Neighborhood | V0090 |
| Land | $198,178 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $198,178 |
| Improvement | $466,147 |
|---|---|
| Total Improvement | $466,147 |
| Market | $664,325 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $664,325 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $664,325 |
| Exemptions (−) (HS) | −$132,865 |
|---|---|
| Taxable Value | $531,460 |
Appreciation: Market value has risen +63.7% from $405,885 (2021) to $664,325 (2025), a CAGR of 13.1% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $10,876. Austin ISD is the largest single contributor, at 44.3% 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 30% of market value ($198,178 land vs $466,147 improvements), about $28/SF of land. Most value sits in the improvements, so building condition, age (~44 yrs), and rent roll drive the underwriting.
Submarket Position: At $664,325, 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 +13.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,229,851 by 2030, with an estimated annual tax burden around $20,154. 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 | 4,012 SF | ✗ |
| 1ST | 1st Floor | 2,252 SF | ✓ |
| 2ND | 2nd Floor | 1,760 SF | ✓ |
| 612 | TERRACE UNCOVERD | 392 SF | ✗ |
| 251 | BATHROOM | 6 SF | ✓ |
| 522 | FIREPLACE | 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% | $4,851.05 | $4,851.05 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,784.94 | $2,784.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,997.47 | $1,997.47 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $680.04 | $680.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $627.25 | $627.25 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $10,940.75 | $10,940.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $635,000 | $664,325 | -4.4% |
| Assessed Value | $635,000 | $664,325 | -4.4% |
| Land Value | $229,856 | $198,178 | +16.0% |
| Improvement Value | $405,144 | $466,147 | -13.1% |
| Taxable Value | $508,000 | $531,460 | -4.4% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$10,396
Estimated
|
~$10,941
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $694,295 | $635,000 | -59,295 (-8.5%) |
| Taxable Value | $555,436 | $508,000 | -47,436 (-8.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $635,000 | $229,856 | $405,144 | — | $635,000 | $508,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $664,325 | $198,178 | $466,147 | — | $664,325 | $531,460 | ~$10,941 | Partial |
| 2024 | $771,085 | — | — | −$636,085 | $135,000 | $— | $13,549 | Verified |
| 2023 | $716,637 | — | — | −$581,637 | $135,000 | $— | $11,170 | Verified |
| 2022 | $606,944 | — | — | −$471,944 | $135,000 | $— | $11,606 | Verified |
| 2021 | $405,885 | — | — | −$270,885 | $135,000 | $— | $11,720 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.5% | +4.5% | ~100% | Not available | Partial |
| 2025 | -18.7% | -17.8% | ~100% | Not available | Partial |
| 2024 | +6.0% | +10.0% | 98.8% | 1.6600% | Verified |
| 2023 | +7.6% | +2.5% | 95.2% | 1.4500% | Verified |
| 2022 | +18.1% | +18.1% | ~100% | 1.6200% | Verified |
| 2021 | base year | — | ~100% | 2.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.4% | +11.4% | +14.2% | +49.5% | 2022 | -13.8% | 2025 |
| Assessment Ratio | 100.0% | 48.6% | — | 100.0% | 2025 | 17.5% | 2024 |
| Effective Tax Rate (2025) | 1.6500% | 1.6500% | — | 1.6500% | 2025 | 1.6500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,941 | $11,797 | ~$17,334 | $13,549 | 2024 | $10,941 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$751,407 | ~$730,758 | ~2.0139% | ~$14,717 | +13.1% |
| 2027 | ~$849,903 | ~$803,833 | ~1.9814% | ~$15,927 | +27.9% |
| 2028 | ~$961,311 | ~$884,217 | ~1.9488% | ~$17,232 | +44.7% |
| 2029 | ~$1,087,322 | ~$972,638 | ~1.9163% | ~$18,639 | +63.7% |
| 2030 | ~$1,229,851 | ~$1,069,902 | ~1.8837% | ~$20,154 | +85.1% |
| 2026 | ~$738,120 | ~$730,758 | ~2.0465% | ~$14,955 | +11.1% |
| 2027 | ~$820,113 | ~$803,833 | ~2.0465% | ~$16,450 | +23.5% |
| 2028 | ~$911,213 | ~$884,217 | ~2.0465% | ~$18,095 | +37.2% |
| 2029 | ~$1,012,433 | ~$972,638 | ~2.0465% | ~$19,905 | +52.4% |
| 2030 | ~$1,124,897 | ~$1,069,902 | ~2.0465% | ~$21,895 | +69.3% |
| 2026 | ~$764,693 | ~$730,758 | ~1.9977% | ~$14,598 | +15.1% |
| 2027 | ~$880,225 | ~$803,833 | ~1.9488% | ~$15,665 | +32.5% |
| 2028 | ~$1,013,212 | ~$884,217 | ~1.9000% | ~$16,800 | +52.5% |
| 2029 | ~$1,166,291 | ~$972,638 | ~1.8512% | ~$18,005 | +75.6% |
| 2030 | ~$1,342,497 | ~$1,069,902 | ~1.8024% | ~$19,284 | +102.1% |
In 2025, this property's market value of $664,325 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +28% 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 | $664,325 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $771,085 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $716,637 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $606,944 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $405,885 | $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.