80 RAINEY ST MF 78701
| Owner | 80 RAINEY STREET OWNER LLC |
|---|---|
| Parcel ID | 0203033307 |
| Short ID | 977985 |
| Type | Real |
| Use Code | 108 Luxury Hi-Rise Apts 100+ |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 28,167 SF |
| Acres | 0.647 |
| Year Built | — |
| Legal | 80 RAINEY MASTER CONDOMINIUMS UNT MF MASTER PLUS 97.76 % INT IN COM AREA |
| Neighborhood | CBD |
| Land | $14,083,270 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $14,083,270 |
| Improvement | $137,797,555 |
|---|---|
| Total Improvement | $137,797,555 |
| Market | $151,880,825 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $151,880,825 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $151,880,825 |
| Taxable Value | $151,880,825 |
|---|
Appreciation: Market value has risen +71.0% from $88,812,107 (2024) to $151,880,825 (2025), a CAGR of 71.0% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 fell -8.0%, 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 $3,108,218. 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 9% of market value ($14,083,270 land vs $137,797,555 improvements), about $500/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $151,880,825, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,086 (P25 $438,150 / P75 $747,031, n=12,570). 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 +94.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $9,479,518,663 by 2031, with an estimated annual tax burden around $10,232,352. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| ADDL | Additional Floor | 543,859 SF | ✓ |
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.
| 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% | $1,405,201.39 | $1,405,201.39 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $795,881.34 | $795,881.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $570,836.49 | $570,836.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $179,254.31 | $179,254.31 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $157,044.77 | $157,044.77 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $3,108,218.30 | $3,108,218.30 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $1,405,201.39 | 45.2% |
| CAT City of Austin | 0.5240% | $795,881.34 | 25.6% |
| TCO Travis County | 0.3758% | $570,836.49 | 18.4% |
| THD Travis Central Health | 0.1180% | $179,254.31 | 5.8% |
| ACT Austin Community College | 0.1034% | $157,044.77 | 5.1% |
| Total | 2.0465% | $3,108,218.30 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $337,279,924 | $151,880,825 | +122.1% |
| Assessed Value | $337,279,924 | $151,880,825 | +122.1% |
| Land Value | $14,083,270 | $14,083,270 | +0.0% |
| Improvement Value | $323,196,654 | $137,797,555 | +134.5% |
| Taxable Value | $337,279,924 | $151,880,825 | +122.1% |
| Total Tax 2026 = estimate |
~$6,902,383
Estimated
|
~$3,108,218
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $337,279,924 | $14,083,270 | $323,196,654 | — | $337,279,924 | $337,279,924 | Not yet — post-cert | Preliminary |
| 2025 | $151,880,825 | $14,083,270 | $137,797,555 | — | $151,880,825 | $151,880,825 | ~$3,108,218 | Partial |
| 2024 | $88,812,107 | $14,083,270 | $74,728,837 | — | $88,812,107 | $88,812,107 | $1,760,091 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +122.1% ! | +122.1% | ~100% | Not available | Partial |
| 2025 | +71.0% | +71.0% | ~100% | Not available | Partial |
| 2024 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +71.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +122.1% | +96.5% | +94.9% | +122.1% | 2026 | +71.0% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2024 | 100.0% | 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 |
$3,108,218 | $2,434,155 | ~$8,800,404 | $3,108,218 | 2025 | $1,760,091 | 2024 |
Market value changed by 122% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$657,278,839 | ~$371,007,916 | ~2.0139% | ~$7,471,864 | +94.9% |
| 2028 | ~$1,280,881,076 | ~$408,108,708 | ~1.9814% | ~$8,086,217 | +279.8% |
| 2029 | ~$2,496,134,415 | ~$448,919,579 | ~1.9488% | ~$8,748,722 | +640.1% |
| 2030 | ~$4,864,375,887 | ~$493,811,537 | ~1.9163% | ~$9,462,866 | +1342.2% |
| 2031 | ~$9,479,518,663 | ~$543,192,690 | ~1.8837% | ~$10,232,352 | +2710.6% |
| 2027 | ~$650,533,240 | ~$371,007,916 | ~2.0465% | ~$7,592,621 | +92.9% |
| 2028 | ~$1,254,724,834 | ~$408,108,708 | ~2.0465% | ~$8,351,883 | +272.0% |
| 2029 | ~$2,420,067,587 | ~$448,919,579 | ~2.0465% | ~$9,187,072 | +617.5% |
| 2030 | ~$4,667,738,270 | ~$493,811,537 | ~2.0465% | ~$10,105,779 | +1283.9% |
| 2031 | ~$9,002,963,666 | ~$543,192,690 | ~2.0465% | ~$11,116,357 | +2569.3% |
| 2027 | ~$664,024,437 | ~$371,007,916 | ~1.9977% | ~$7,411,485 | +96.9% |
| 2028 | ~$1,307,307,141 | ~$408,108,708 | ~1.9488% | ~$7,953,384 | +287.6% |
| 2029 | ~$2,573,778,713 | ~$448,919,579 | ~1.9000% | ~$8,529,547 | +663.1% |
| 2030 | ~$5,067,161,842 | ~$493,811,537 | ~1.8512% | ~$9,141,410 | +1402.4% |
| 2031 | ~$9,976,043,787 | ~$543,192,690 | ~1.8024% | ~$9,790,349 | +2857.8% |
In 2025, this property's market value of $151,880,825 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — 293× the county median of $519,086. 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 | $151,880,825 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $88,812,107 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |