11604 STONEHOLLOW DR TX 78758
| Owner | MCREF III EADO APARTMENTS LLC |
|---|---|
| Parcel ID | 0254100101 |
| Short ID | 548009 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 311,025 SF |
| Land SF | 217,381 SF |
| Acres | 4.990 |
| Year Built | 2024 |
| Legal | LOT 5 STONEHOLLOW SEC 5 AMENDED PLAT OF |
| Neighborhood | 60NOR |
| Land | $4,347,620 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,347,620 |
| Improvement | $95,612,380 |
|---|---|
| Total Improvement | $95,612,380 |
| Market | $99,960,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $99,960,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $99,960,000 |
| Taxable Value | $99,960,000 |
|---|
Appreciation: Market value has risen +881.1% from $10,188,464 (2021) to $99,960,000 (2025), a CAGR of 77.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 +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 $2,045,666. 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 4% of market value ($4,347,620 land vs $95,612,380 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $99,960,000, 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 +53.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $714,652,268 by 2031, with an estimated annual tax burden around $2,588,730. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 311,025 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% | $884,491.20 | $884,491.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $500,960.25 | $500,960.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $359,307.82 | $359,307.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $112,829.99 | $112,829.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $98,850.40 | $98,850.40 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,956,439.66 | $1,956,439.66 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $884,491.20 | 45.2% |
| CAT City of Austin | 0.5240% | $500,960.25 | 25.6% |
| TCO Travis County | 0.3758% | $359,307.82 | 18.4% |
| THD Travis Central Health | 0.1180% | $112,829.99 | 5.8% |
| ACT Austin Community College | 0.1034% | $98,850.40 | 5.1% |
| Total | 2.0465% | $1,956,439.66 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $85,330,000 | $99,960,000 | -14.6% |
| Assessed Value | $85,330,000 | $99,960,000 | -14.6% |
| Land Value | $4,347,620 | $4,347,620 | +0.0% |
| Improvement Value | $80,982,380 | $95,612,380 | -15.3% |
| Taxable Value | $85,330,000 | $99,960,000 | -14.6% |
| Total Tax 2026 = estimate |
~$1,746,266
Estimated
|
~$1,956,440
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $85,330,000 | $4,347,620 | $80,982,380 | — | $85,330,000 | $85,330,000 | Not yet — post-cert | Preliminary |
| 2025 | $99,960,000 | $4,347,620 | $95,612,380 | — | $99,960,000 | $99,960,000 | ~$1,956,440 | Partial |
| 2024 | $32,426,832 | $4,347,620 | $28,079,212 | — | $32,426,832 | $32,426,832 | $642,640 | Verified |
| 2023 | $14,879,238 | $4,347,620 | $10,531,618 | — | $14,879,238 | $14,879,238 | $269,202 | Verified |
| 2022 | $5,505,100 | $4,347,620 | $1,157,480 | — | $5,505,100 | $5,505,100 | $108,721 | Verified |
| 2021 | $10,188,464 | $4,580,660 | $5,607,804 | — | $10,188,464 | $10,188,464 | $221,770 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -14.6% | -14.6% | ~100% | Not available | Partial |
| 2025 | +208.3% ! | +208.3% | ~100% | Not available | Partial |
| 2024 | +117.9% ! | +117.9% | ~100% | No billing data | Verified |
| 2023 | +170.3% ! | +170.3% | ~100% | No billing data | Verified |
| 2022 | -46.0% | -46.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +881.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.6% | +87.2% | +53.0% | +208.3% | 2025 | -46.0% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.9600% | 1.9600% | — | 1.9600% | 2025 | 1.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,956,440 | $639,755 | ~$2,226,455 | $1,956,440 | 2025 | $108,721 | 2022 |
Market value changed by 170% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$130,526,999 | ~$93,863,000 | ~2.0139% | ~$1,890,341 | +53.0% |
| 2028 | ~$199,663,628 | ~$103,249,300 | ~1.9814% | ~$2,045,769 | +134.0% |
| 2029 | ~$305,420,064 | ~$113,574,230 | ~1.9488% | ~$2,213,379 | +257.9% |
| 2030 | ~$467,192,831 | ~$124,931,653 | ~1.9163% | ~$2,394,054 | +447.5% |
| 2031 | ~$714,652,268 | ~$137,424,818 | ~1.8837% | ~$2,588,730 | +737.5% |
| 2027 | ~$128,820,399 | ~$93,863,000 | ~2.0465% | ~$1,920,892 | +51.0% |
| 2028 | ~$194,476,680 | ~$103,249,300 | ~2.0465% | ~$2,112,981 | +127.9% |
| 2029 | ~$293,596,196 | ~$113,574,230 | ~2.0465% | ~$2,324,280 | +244.1% |
| 2030 | ~$443,234,255 | ~$124,931,653 | ~2.0465% | ~$2,556,708 | +419.4% |
| 2031 | ~$669,138,796 | ~$137,424,818 | ~2.0465% | ~$2,812,378 | +684.2% |
| 2027 | ~$132,233,599 | ~$93,863,000 | ~1.9977% | ~$1,875,066 | +55.0% |
| 2028 | ~$204,918,840 | ~$103,249,300 | ~1.9488% | ~$2,012,163 | +140.1% |
| 2029 | ~$317,557,197 | ~$113,574,230 | ~1.9000% | ~$2,157,929 | +272.2% |
| 2030 | ~$492,109,819 | ~$124,931,653 | ~1.8512% | ~$2,312,727 | +476.7% |
| 2031 | ~$762,609,309 | ~$137,424,818 | ~1.8024% | ~$2,476,905 | +793.7% |
In 2025, this property's market value of $99,960,000 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — 193× 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 | $99,960,000 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $32,426,832 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $14,879,238 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $5,505,100 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $10,188,464 | $353,349 | $436,046 | $657,886 | ↑ Top 25% | 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 | — |