2003 LIGHTSEY RD TX 78704
| Owner | DUFFIELD LEE R & DOUGLAS S GODBEY |
|---|---|
| Parcel ID | 0403100219 |
| Short ID | 305367 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 3,155 SF |
| Land SF | 11,925 SF |
| Acres | 0.274 |
| Year Built | 1980 |
| Legal | LOT 26 OWEN PARK |
| Neighborhood | 05SC1 |
| Land | $572,382 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $572,382 |
| Improvement | $184,818 |
|---|---|
| Total Improvement | $184,818 |
| Market | $757,200 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $757,200 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $757,200 |
| Taxable Value | $757,200 |
|---|
Appreciation: Market value has risen +33.3% from $567,900 (2021) to $757,200 (2025), a CAGR of 7.5% 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 $15,496. 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 76% of market value ($572,382 land vs $184,818 improvements), about $48/SF of land. With value concentrated in the land under a ~46-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $757,200, 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 +7.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,084,886 by 2030, with an estimated annual tax burden around $20,436. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,309 SF | ✓ |
| 551 | PAVED AREA | 1,700 SF | ✗ |
| 2ND | 2nd Floor | 846 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 566 SF | ✗ |
| SO | Sketch Only | 337 SF | ✗ |
| 581C | STORAGE ATT COMM | 331 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 240 SF | ✗ |
| 511 | DECK | 64 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $7,005.61 | $7,005.61 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,967.86 | $3,967.86 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,845.90 | $2,845.90 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $893.67 | $893.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $782.94 | $782.94 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,495.98 | $15,495.98 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $725,650 | $757,200 | -4.2% |
| Assessed Value | $725,650 | $757,200 | -4.2% |
| Land Value | $572,382 | $572,382 | +0.0% |
| Improvement Value | $153,268 | $184,818 | -17.1% |
| Taxable Value | $725,650 | $757,200 | -4.2% |
| Total Tax 2026 = estimate |
~$14,850
Estimated
|
~$15,496
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $725,650 | $725,650 | +0 (+0.0%) |
| Taxable Value | $725,650 | $725,650 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $725,650 | $572,382 | $153,268 | — | $725,650 | $725,650 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $757,200 | $572,382 | $184,818 | — | $757,200 | $757,200 | ~$15,496 | Partial |
| 2024 | $662,550 | — | — | −$90,168 | $572,382 | $— | $13,443 | Verified |
| 2023 | $615,225 | — | — | −$42,843 | $572,382 | $— | $11,987 | Verified |
| 2022 | $583,675 | — | — | −$154,389 | $429,286 | $— | $12,150 | Verified |
| 2021 | $567,900 | — | — | −$138,614 | $429,286 | $— | $12,705 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.2% | -4.2% | ~100% | Not available | Partial |
| 2025 | +11.6% | +11.6% | ~100% | Not available | Partial |
| 2024 | +2.4% | +2.4% | ~100% | 1.9800% | Verified |
| 2023 | +7.7% | +7.7% | ~100% | 1.8100% | Verified |
| 2022 | +5.4% | +5.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.2% | +5.2% | +8.4% | +14.3% | 2025 | -4.2% | 2026 |
| Assessment Ratio | 100.0% | 88.1% | — | 100.0% | 2025 | 73.5% | 2022 |
| 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 |
$15,496 | $13,156 | ~$18,361 | $15,496 | 2025 | $11,987 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$813,664 | ~$813,664 | ~2.0139% | ~$16,387 | +7.5% |
| 2027 | ~$874,339 | ~$874,339 | ~1.9814% | ~$17,324 | +15.5% |
| 2028 | ~$939,539 | ~$939,539 | ~1.9488% | ~$18,310 | +24.1% |
| 2029 | ~$1,009,600 | ~$1,009,600 | ~1.9163% | ~$19,347 | +33.3% |
| 2030 | ~$1,084,886 | ~$1,084,886 | ~1.8837% | ~$20,436 | +43.3% |
| 2026 | ~$798,520 | ~$798,520 | ~2.0465% | ~$16,342 | +5.5% |
| 2027 | ~$842,096 | ~$842,096 | ~2.0465% | ~$17,233 | +11.2% |
| 2028 | ~$888,049 | ~$888,049 | ~2.0465% | ~$18,174 | +17.3% |
| 2029 | ~$936,509 | ~$936,509 | ~2.0465% | ~$19,166 | +23.7% |
| 2030 | ~$987,615 | ~$987,615 | ~2.0465% | ~$20,211 | +30.4% |
| 2026 | ~$828,808 | ~$828,808 | ~1.9977% | ~$16,557 | +9.5% |
| 2027 | ~$907,189 | ~$907,189 | ~1.9488% | ~$17,680 | +19.8% |
| 2028 | ~$992,981 | ~$992,981 | ~1.9000% | ~$18,867 | +31.1% |
| 2029 | ~$1,086,888 | ~$1,086,888 | ~1.8512% | ~$20,120 | +43.5% |
| 2030 | ~$1,189,675 | ~$1,189,675 | ~1.8024% | ~$21,442 | +57.1% |
In 2025, this property's market value of $757,200 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +46% 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 | $757,200 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $662,550 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $615,225 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $583,675 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $567,900 | $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.