11805 ALPHEUS AVE TX 78759
| Owner | HAJRA NEESHANT |
|---|---|
| Parcel ID | 0260060223 |
| Short ID | 903389 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 5,080 SF |
| Land SF | 10,433 SF |
| Acres | 0.240 |
| Year Built | 2014 |
| Legal | LOT 10 BLK A DUVAL VILLAS |
| Neighborhood | V0090 |
| Land | $218,865 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $218,865 |
| Improvement | $860,082 |
|---|---|
| Total Improvement | $860,082 |
| Market | $1,078,947 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,078,947 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,078,947 |
| Taxable Value | $1,078,947 |
|---|
Appreciation: Market value has risen +29.2% from $835,000 (2021) to $1,078,947 (2025), a CAGR of 6.6% 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 $22,080. 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 20% of market value ($218,865 land vs $860,082 improvements), about $21/SF of land. Most value sits in the improvements, so building condition, age (~12 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,078,947, this parcel sits in the top quartile (≥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 $1,486,422 by 2030, with an estimated annual tax burden around $28,000. 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 | 5,080 SF | ✗ |
| 1ST | 1st Floor | 2,540 SF | ✓ |
| 2ND | 2nd Floor | 2,540 SF | ✓ |
| 252 | BEDROOMS | 10 SF | ✓ |
| 251 | BATHROOM | 8 SF | ✓ |
| 250 | HALF BATHROOM | 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% | $9,982.42 | $9,982.42 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,653.87 | $5,653.87 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,055.17 | $4,055.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,273.41 | $1,273.41 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,115.63 | $1,115.63 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $22,080.50 | $22,080.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $980,000 | $1,078,947 | -9.2% |
| Assessed Value | $980,000 | $1,078,947 | -9.2% |
| Land Value | $295,787 | $218,865 | +35.1% |
| Improvement Value | $684,213 | $860,082 | -20.4% |
| Taxable Value | $980,000 | $1,078,947 | -9.2% |
| Total Tax 2026 = estimate |
~$20,056
Estimated
|
~$22,080
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $980,000 | $980,000 | +0 (+0.0%) |
| Taxable Value | $980,000 | $980,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $980,000 | $295,787 | $684,213 | — | $980,000 | $980,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,078,947 | $218,865 | $860,082 | — | $1,078,947 | $1,078,947 | ~$22,080 | Partial |
| 2024 | $1,243,162 | — | — | −$1,108,162 | $135,000 | $— | $26,183 | Verified |
| 2023 | $1,241,412 | — | — | −$1,091,412 | $150,000 | $— | $22,492 | Verified |
| 2022 | $913,100 | — | — | −$763,100 | $150,000 | $— | $24,517 | Verified |
| 2021 | $835,000 | — | — | −$685,000 | $150,000 | $— | $19,875 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.2% | -9.2% | ~100% | Not available | Partial |
| 2025 | -18.3% | -18.3% | ~100% | Not available | Partial |
| 2024 | +6.3% | +6.3% | ~100% | 1.9800% | Verified |
| 2023 | +0.1% | +0.1% | ~100% | 1.8100% | Verified |
| 2022 | +36.0% | +36.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +18.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.2% | +4.6% | +8.8% | +36.0% | 2023 | -13.2% | 2025 |
| Assessment Ratio | 100.0% | 42.9% | — | 100.0% | 2025 | 10.9% | 2024 |
| 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 |
$22,080 | $23,030 | ~$25,534 | $26,183 | 2024 | $19,875 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,150,346 | ~$1,150,346 | ~2.0139% | ~$23,167 | +6.6% |
| 2027 | ~$1,226,470 | ~$1,226,470 | ~1.9814% | ~$24,301 | +13.7% |
| 2028 | ~$1,307,631 | ~$1,307,631 | ~1.9488% | ~$25,484 | +21.2% |
| 2029 | ~$1,394,164 | ~$1,394,164 | ~1.9163% | ~$26,716 | +29.2% |
| 2030 | ~$1,486,422 | ~$1,486,422 | ~1.8837% | ~$28,000 | +37.8% |
| 2026 | ~$1,128,767 | ~$1,128,767 | ~2.0465% | ~$23,100 | +4.6% |
| 2027 | ~$1,180,888 | ~$1,180,888 | ~2.0465% | ~$24,167 | +9.4% |
| 2028 | ~$1,235,415 | ~$1,235,415 | ~2.0465% | ~$25,283 | +14.5% |
| 2029 | ~$1,292,460 | ~$1,292,460 | ~2.0465% | ~$26,450 | +19.8% |
| 2030 | ~$1,352,139 | ~$1,352,139 | ~2.0465% | ~$27,671 | +25.3% |
| 2026 | ~$1,171,925 | ~$1,171,925 | ~1.9977% | ~$23,411 | +8.6% |
| 2027 | ~$1,272,915 | ~$1,272,915 | ~1.9488% | ~$24,807 | +18.0% |
| 2028 | ~$1,382,609 | ~$1,382,609 | ~1.9000% | ~$26,270 | +28.1% |
| 2029 | ~$1,501,755 | ~$1,501,755 | ~1.8512% | ~$27,800 | +39.2% |
| 2030 | ~$1,631,168 | ~$1,631,168 | ~1.8024% | ~$29,400 | +51.2% |
In 2025, this property's market value of $1,078,947 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +108% 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 | $1,078,947 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,243,162 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,241,412 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $913,100 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $835,000 | $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.