8201 RIVERSTONE DR TX 78724
| Owner | AMO VENTURES LLC |
|---|---|
| Parcel ID | 0217380503 |
| Short ID | 499837 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,120 SF |
| Land SF | 10,031 SF |
| Acres | 0.230 |
| Year Built | 1985 |
| Legal | LOT 1 BLK C COLONY MEADOWS SEC 1 |
| Neighborhood | C0605 |
| Land | $78,666 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $78,666 |
| Improvement | $524,077 |
|---|---|
| Total Improvement | $524,077 |
| Market | $602,743 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $602,743 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $602,743 |
| Taxable Value | $602,743 |
|---|
Appreciation: Market value has risen +24.0% from $486,129 (2021) to $602,743 (2025), a CAGR of 5.5% 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 +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 $12,335. 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 ($78,666 land vs $524,077 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $602,743, 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 $400,846 by 2031, with an estimated annual tax burden around $7,551. 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.
9 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 | ✓ |
| 612 | TERRACE UNCOVERD | 312 SF | ✗ |
| 581 | STORAGE ATT | 168 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 98 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% | $5,576.58 | $5,576.58 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,158.48 | $3,158.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,265.38 | $2,265.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $711.38 | $711.38 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $623.24 | $623.24 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,335.06 | $12,335.06 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $5,576.58 | 45.2% |
| CAT City of Austin | 0.5240% | $3,158.48 | 25.6% |
| TCO Travis County | 0.3758% | $2,265.38 | 18.4% |
| THD Travis Central Health | 0.1180% | $711.38 | 5.8% |
| ACT Austin Community College | 0.1034% | $623.24 | 5.1% |
| Total | 2.0465% | $12,335.06 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $441,433 | $602,743 | -26.8% |
| Assessed Value | $441,433 | $602,743 | -26.8% |
| Land Value | $78,666 | $78,666 | +0.0% |
| Improvement Value | $362,767 | $524,077 | -30.8% |
| Taxable Value | $441,433 | $602,743 | -26.8% |
| Total Tax 2026 = estimate |
~$9,034
Estimated
|
~$12,335
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $441,433 | $78,666 | $362,767 | — | $441,433 | $441,433 | Not yet — post-cert | Preliminary |
| 2025 | $602,743 | $78,666 | $524,077 | — | $602,743 | $602,743 | ~$12,335 | Partial |
| 2024 | $549,181 | $75,000 | $474,181 | — | $549,181 | $549,181 | $10,884 | Verified |
| 2023 | $654,349 | $75,000 | $579,349 | — | $654,349 | $654,349 | $11,839 | Verified |
| 2022 | $552,369 | $75,000 | $477,369 | — | $552,369 | $552,369 | $10,909 | Verified |
| 2021 | $486,129 | $25,000 | $461,129 | — | $486,129 | $486,129 | $10,235 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -26.8% | -26.8% | ~100% | Not available | Partial |
| 2025 | +9.8% | +9.8% | ~100% | Not available | Partial |
| 2024 | -16.1% | -16.1% | ~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): +24.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -26.8% | -0.2% | -1.9% | +18.5% | 2023 | -26.8% | 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 |
$12,335 | $11,240 | ~$8,127 | $12,335 | 2025 | $10,235 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$433,000 | ~$433,000 | ~2.0139% | ~$8,720 | -1.9% |
| 2028 | ~$424,727 | ~$424,727 | ~1.9814% | ~$8,415 | -3.8% |
| 2029 | ~$416,613 | ~$416,613 | ~1.9488% | ~$8,119 | -5.6% |
| 2030 | ~$408,654 | ~$408,654 | ~1.9163% | ~$7,831 | -7.4% |
| 2031 | ~$400,846 | ~$400,846 | ~1.8837% | ~$7,551 | -9.2% |
| 2027 | ~$424,171 | ~$424,171 | ~2.0465% | ~$8,681 | -3.9% |
| 2028 | ~$407,584 | ~$407,584 | ~2.0465% | ~$8,341 | -7.7% |
| 2029 | ~$391,645 | ~$391,645 | ~2.0465% | ~$8,015 | -11.3% |
| 2030 | ~$376,330 | ~$376,330 | ~2.0465% | ~$7,702 | -14.7% |
| 2031 | ~$361,614 | ~$361,614 | ~2.0465% | ~$7,400 | -18.1% |
| 2027 | ~$441,828 | ~$441,828 | ~1.9977% | ~$8,826 | +0.1% |
| 2028 | ~$442,224 | ~$442,224 | ~1.9488% | ~$8,618 | +0.2% |
| 2029 | ~$442,620 | ~$442,620 | ~1.9000% | ~$8,410 | +0.3% |
| 2030 | ~$443,016 | ~$443,016 | ~1.8512% | ~$8,201 | +0.4% |
| 2031 | ~$443,413 | ~$443,413 | ~1.8024% | ~$7,992 | +0.4% |
In 2025, this property's market value of $602,743 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12570 comparable) — +16% 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 | $602,743 | $438,150 | $519,086 | $747,031 | ↑ Above median | -7.5% |
| 2024 | $549,181 | $467,312 | $564,206 | $847,583 | ↓ Below median | -6.3% |
| 2023 | $654,349 | $503,694 | $616,727 | $918,308 | ↑ Above median | +0.9% |
| 2022 | $552,369 | $506,269 | $614,560 | $904,074 | ↓ Below median | +39.0% |
| 2021 | $486,129 | $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 | — |