2512 DURWOOD ST TX 78704
| Owner | FRASCO FAMILY REVOCABLE TRUST |
|---|---|
| Parcel ID | 0404020199 |
| Short ID | 834328 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 11,760 SF |
| Land SF | 23,653 SF |
| Acres | 0.543 |
| Year Built | 2003 |
| Legal | LOT 1 GILLIS HEIGHTS |
| Neighborhood | 06SC1 |
| Land | $1,182,654 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,182,654 |
| Improvement | $2,377,346 |
|---|---|
| Total Improvement | $2,377,346 |
| Market | $3,560,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,560,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,560,000 |
| Taxable Value | $3,560,000 |
|---|
Appreciation: Market value has risen +4.4% from $3,410,000 (2021) to $3,560,000 (2025), a CAGR of 1.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 $72,855. 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 ($1,182,654 land vs $2,377,346 improvements), about $50/SF of land. Most value sits in the improvements, so building condition, age (~23 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,560,000, 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 +1.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,756,813 by 2030, with an estimated annual tax burden around $70,769. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 5,880 SF | ✓ |
| 2ND | 2nd Floor | 5,880 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% | $32,937.12 | $32,937.12 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $18,655.01 | $18,655.01 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,380.08 | $13,380.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,201.62 | $4,201.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,681.04 | $3,681.04 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $72,854.87 | $72,854.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,560,000 | $3,560,000 | +0.0% |
| Assessed Value | $3,560,000 | $3,560,000 | +0.0% |
| Land Value | $1,182,654 | $1,182,654 | +0.0% |
| Improvement Value | $2,377,346 | $2,377,346 | +0.0% |
| Taxable Value | $3,560,000 | $3,560,000 | +0.0% |
| Total Tax 2026 = estimate |
~$72,855
Estimated
|
~$72,855
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,998,400 | $3,560,000 | -438,400 (-11.0%) |
| Taxable Value | $3,998,400 | $3,560,000 | -438,400 (-11.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,560,000 | $1,182,654 | $2,377,346 | — | $3,560,000 | $3,560,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,560,000 | $1,182,654 | $2,377,346 | — | $3,560,000 | $3,560,000 | ~$72,855 | Partial |
| 2024 | $3,822,000 | — | — | −$2,639,346 | $1,182,654 | $— | $72,249 | Verified |
| 2023 | $3,524,220 | — | — | −$2,341,566 | $1,182,654 | $— | $69,149 | Verified |
| 2022 | $3,536,200 | — | — | −$2,353,546 | $1,182,654 | $— | $69,601 | Verified |
| 2021 | $3,410,000 | — | — | −$2,227,346 | $1,182,654 | $— | $76,972 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.3% | +12.3% | ~100% | Not available | Partial |
| 2025 | -2.3% | -2.3% | ~100% | Not available | Partial |
| 2024 | -4.6% | -4.6% | ~100% | 1.9800% | Verified |
| 2023 | +8.4% | +8.4% | ~100% | 1.8100% | Verified |
| 2022 | -0.3% | -0.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +1.0% | +1.1% | +8.4% | 2024 | -6.9% | 2025 |
| Assessment Ratio | 100.0% | 55.4% | — | 100.0% | 2025 | 30.9% | 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 |
$72,855 | $72,165 | ~$71,638 | $76,972 | 2021 | $69,149 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,598,520 | ~$3,598,520 | ~2.0139% | ~$72,472 | +1.1% |
| 2027 | ~$3,637,456 | ~$3,637,456 | ~1.9814% | ~$72,072 | +2.2% |
| 2028 | ~$3,676,814 | ~$3,676,814 | ~1.9488% | ~$71,655 | +3.3% |
| 2029 | ~$3,716,598 | ~$3,716,598 | ~1.9163% | ~$71,221 | +4.4% |
| 2030 | ~$3,756,813 | ~$3,756,813 | ~1.8837% | ~$70,769 | +5.5% |
| 2026 | ~$3,527,320 | ~$3,527,320 | ~2.0465% | ~$72,186 | -0.9% |
| 2027 | ~$3,494,940 | ~$3,494,940 | ~2.0465% | ~$71,523 | -1.8% |
| 2028 | ~$3,462,857 | ~$3,462,857 | ~2.0465% | ~$70,867 | -2.7% |
| 2029 | ~$3,431,068 | ~$3,431,068 | ~2.0465% | ~$70,216 | -3.6% |
| 2030 | ~$3,399,572 | ~$3,399,572 | ~2.0465% | ~$69,572 | -4.5% |
| 2026 | ~$3,669,720 | ~$3,669,720 | ~1.9977% | ~$73,309 | +3.1% |
| 2027 | ~$3,782,821 | ~$3,782,821 | ~1.9488% | ~$73,721 | +6.3% |
| 2028 | ~$3,899,409 | ~$3,899,409 | ~1.9000% | ~$74,089 | +9.5% |
| 2029 | ~$4,019,589 | ~$4,019,589 | ~1.8512% | ~$74,410 | +12.9% |
| 2030 | ~$4,143,473 | ~$4,143,473 | ~1.8024% | ~$74,681 | +16.4% |
In 2025, this property's market value of $3,560,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 7× 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 | $3,560,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $3,822,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $3,524,220 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $3,536,200 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,410,000 | $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.