8410 RIVERSTONE DR TX 78724
| Owner | PAMS JOSHUA |
|---|---|
| Parcel ID | 0217380409 |
| Short ID | 499827 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,120 SF |
| Land SF | 13,856 SF |
| Acres | 0.318 |
| Year Built | 1985 |
| Legal | LOT 9 BLK B COLONY MEADOWS SEC 2 |
| Neighborhood | C0605 |
| Land | $83,294 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $83,294 |
| Improvement | $577,959 |
|---|---|
| Total Improvement | $577,959 |
| Market | $661,253 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $661,253 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $661,253 |
| Taxable Value | $661,253 |
|---|
Appreciation: Market value has risen +34.6% from $491,453 (2021) to $661,253 (2025), a CAGR of 7.7% 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 +19.0%, 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 $13,532. 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 13% of market value ($83,294 land vs $577,959 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $661,253, this parcel sits in the upper-middle (50th–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 -1.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $406,772 by 2031, with an estimated annual tax burden around $7,663. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,120 SF | ✗ |
| 1ST | 1st Floor | 1,560 SF | ✓ |
| 2ND | 2nd Floor | 1,560 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 252 SF | ✗ |
| 581 | STORAGE ATT | 168 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 98 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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% | $6,117.91 | $6,117.91 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,465.08 | $3,465.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,485.29 | $2,485.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $780.43 | $780.43 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $683.74 | $683.74 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,532.45 | $13,532.45 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $6,117.91 | 45.2% |
| CAT City of Austin | 0.5240% | $3,465.08 | 25.6% |
| TCO Travis County | 0.3758% | $2,485.29 | 18.4% |
| THD Travis Central Health | 0.1180% | $780.43 | 5.8% |
| ACT Austin Community College | 0.1034% | $683.74 | 5.1% |
| Total | 2.0465% | $13,532.45 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $447,112 | $661,253 | -32.4% |
| Assessed Value | $447,112 | $661,253 | -32.4% |
| Land Value | $83,294 | $83,294 | +0.0% |
| Improvement Value | $363,818 | $577,959 | -37.1% |
| Taxable Value | $447,112 | $661,253 | -32.4% |
| Total Tax 2026 = estimate |
~$9,150
Estimated
|
~$13,532
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $447,112 | $83,294 | $363,818 | — | $447,112 | $447,112 | Not yet — post-cert | Preliminary |
| 2025 | $661,253 | $83,294 | $577,959 | — | $661,253 | $661,253 | ~$13,532 | Partial |
| 2024 | $587,776 | $75,000 | $512,776 | — | $587,776 | $587,776 | $11,649 | Verified |
| 2023 | $661,408 | $75,000 | $586,408 | — | $661,408 | $661,408 | $11,966 | Verified |
| 2022 | $558,225 | $75,000 | $483,225 | — | $558,225 | $558,225 | $11,025 | Verified |
| 2021 | $491,453 | $25,000 | $466,453 | — | $491,453 | $491,453 | $10,697 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -32.4% | -32.4% | ~100% | Not available | Partial |
| 2025 | +12.5% | +12.5% | ~100% | Not available | Partial |
| 2024 | -11.1% | -11.1% | ~100% | No billing data | Verified |
| 2023 | +18.5% | +18.5% | ~100% | No billing data | Verified |
| 2022 | +13.6% | +13.6% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -32.4% | +0.2% | -1.9% | +18.5% | 2023 | -32.4% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| 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 |
$13,532 | $11,774 | ~$8,241 | $13,532 | 2025 | $10,697 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$438,736 | ~$438,736 | ~2.0139% | ~$8,836 | -1.9% |
| 2028 | ~$430,517 | ~$430,517 | ~1.9814% | ~$8,530 | -3.7% |
| 2029 | ~$422,452 | ~$422,452 | ~1.9488% | ~$8,233 | -5.5% |
| 2030 | ~$414,537 | ~$414,537 | ~1.9163% | ~$7,944 | -7.3% |
| 2031 | ~$406,772 | ~$406,772 | ~1.8837% | ~$7,663 | -9.0% |
| 2027 | ~$429,794 | ~$429,794 | ~2.0465% | ~$8,796 | -3.9% |
| 2028 | ~$413,146 | ~$413,146 | ~2.0465% | ~$8,455 | -7.6% |
| 2029 | ~$397,143 | ~$397,143 | ~2.0465% | ~$8,127 | -11.2% |
| 2030 | ~$381,761 | ~$381,761 | ~2.0465% | ~$7,813 | -14.6% |
| 2031 | ~$366,974 | ~$366,974 | ~2.0465% | ~$7,510 | -17.9% |
| 2027 | ~$447,678 | ~$447,678 | ~1.9977% | ~$8,943 | +0.1% |
| 2028 | ~$448,245 | ~$448,245 | ~1.9488% | ~$8,736 | +0.3% |
| 2029 | ~$448,813 | ~$448,813 | ~1.9000% | ~$8,528 | +0.4% |
| 2030 | ~$449,381 | ~$449,381 | ~1.8512% | ~$8,319 | +0.5% |
| 2031 | ~$449,950 | ~$449,950 | ~1.8024% | ~$8,110 | +0.6% |
In 2025, this property's market value of $661,253 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12570 comparable) — +27% above 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 | $661,253 | $438,150 | $519,086 | $747,031 | ↑ Above median | -7.5% |
| 2024 | $587,776 | $467,312 | $564,206 | $847,583 | ↑ Above median | -6.3% |
| 2023 | $661,408 | $503,694 | $616,727 | $918,308 | ↑ Above median | +0.9% |
| 2022 | $558,225 | $506,269 | $614,560 | $904,074 | ↓ Below median | +39.0% |
| 2021 | $491,453 | $353,349 | $436,046 | $657,886 | ↑ Above median | base yr |
| 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 | 2021–2024 | 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 | 2021, 2022, 2023, 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 | — |