6516 ROSS RD TX 78617
| Owner | ASPIRE ONE LLC |
|---|---|
| Parcel ID | 0331310419 |
| Short ID | 297549 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 241,725 SF |
| Land SF | 730,196 SF |
| Acres | 16.763 |
| Year Built | 2024 |
| Legal | LOT 1 LESS 4.497A PETERSON ARTHUR ADDN |
| Neighborhood | _RGN415 |
| Land | $1,460,393 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,460,393 |
| Improvement | $54,999,607 |
|---|---|
| Total Improvement | $54,999,607 |
| Market | $56,460,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $56,460,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $56,460,000 |
| Taxable Value | $56,460,000 |
|---|
Appreciation: Market value has risen +24318.1% from $231,222 (2021) to $56,460,000 (2025), a CAGR of 295.3% over 4 years. This is strong appreciation — well above typical inflation. 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 6 taxing entities is 1.7462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $985,886. Del Valle ISD is the largest single contributor, at 54.3% 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 3% of market value ($1,460,393 land vs $54,999,607 improvements), about $2/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $56,460,000, 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 +304.4% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $61,209,610,425 by 2031, with an estimated annual tax burden around $1,330,376. 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 | 241,725 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $535,748.94 | $535,748.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $212,202.09 | $212,202.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $66,635.79 | $66,635.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $58,379.64 | $58,379.64 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $56,460.00 | $56,460.00 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $56,460.00 | $56,460.00 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $985,886.46 | $985,886.46 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $535,748.94 | 54.3% |
| TCO Travis County | 0.3758% | $212,202.09 | 21.5% |
| THD Travis Central Health | 0.1180% | $66,635.79 | 6.8% |
| ACT Austin Community College | 0.1034% | $58,379.64 | 5.9% |
| E11 Travis County ESD # 11 | 0.1000% | $56,460.00 | 5.7% |
| E15 Travis County ESD # 15 | 0.1000% | $56,460.00 | 5.7% |
| Total | 1.7462% | $985,886.46 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $56,621,857 | $56,460,000 | +0.3% |
| Assessed Value | $56,621,857 | $56,460,000 | +0.3% |
| Land Value | $1,460,393 | $1,460,393 | +0.0% |
| Improvement Value | $55,161,464 | $54,999,607 | +0.3% |
| Taxable Value | $56,621,857 | $56,460,000 | +0.3% |
| Total Tax 2026 = estimate |
~$988,713
Estimated
|
~$985,886
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $56,621,857 | $1,460,393 | $55,161,464 | — | $56,621,857 | $56,621,857 | Not yet — post-cert | Preliminary |
| 2025 | $56,460,000 | $1,460,393 | $54,999,607 | — | $56,460,000 | $56,460,000 | ~$985,886 | Partial |
| 2024 | $45,328,284 | $1,460,393 | $43,867,891 | — | $45,328,284 | $45,328,284 | $595,209 | Verified |
| 2023 | $13,409,464 | $1,460,393 | $11,949,071 | — | $13,409,464 | $13,409,464 | $228,866 | Verified |
| 2022 | $211,795 | $113,021 | $98,774 | — | $211,795 | $211,795 | $4,003 | Verified |
| 2021 | $231,222 | $151,400 | $79,822 | — | $231,222 | $231,222 | $4,569 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | +24.6% | +24.6% | ~100% | Not available | Partial |
| 2024 | +238.0% ! | +238.0% | ~100% | No billing data | Verified |
| 2023 | +6231.3% ! | +6231.3% | ~100% | No billing data | Verified |
| 2022 | -8.4% | -8.4% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24318.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | +1297.2% | +304.4% | +6231.3% | 2023 | -8.4% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.7500% | 1.7500% | — | 1.7500% | 2025 | 1.7500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$985,886 | $363,707 | ~$1,188,587 | $985,886 | 2025 | $4,003 | 2022 |
Market value changed by 6231% 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 | ~$228,955,568 | ~$62,284,043 | ~1.6887% | ~$1,051,800 | +304.4% |
| 2028 | ~$925,802,419 | ~$68,512,447 | ~1.6313% | ~$1,117,618 | +1535.1% |
| 2029 | ~$3,743,565,297 | ~$75,363,692 | ~1.5738% | ~$1,186,081 | +6511.5% |
| 2030 | ~$15,137,442,764 | ~$82,900,061 | ~1.5164% | ~$1,257,061 | +26634.3% |
| 2031 | ~$61,209,610,425 | ~$91,190,067 | ~1.4589% | ~$1,330,376 | +108002.4% |
| 2027 | ~$227,823,131 | ~$62,284,043 | ~1.7462% | ~$1,087,584 | +302.4% |
| 2028 | ~$916,666,845 | ~$68,512,447 | ~1.7462% | ~$1,196,342 | +1518.9% |
| 2029 | ~$3,688,291,445 | ~$75,363,692 | ~1.7462% | ~$1,315,977 | +6413.9% |
| 2030 | ~$14,840,172,148 | ~$82,900,061 | ~1.7462% | ~$1,447,574 | +26109.3% |
| 2031 | ~$59,710,766,529 | ~$91,190,067 | ~1.7462% | ~$1,592,332 | +105355.3% |
| 2027 | ~$230,088,005 | ~$62,284,043 | ~1.6600% | ~$1,033,908 | +306.4% |
| 2028 | ~$934,983,291 | ~$68,512,447 | ~1.5738% | ~$1,078,256 | +1551.3% |
| 2029 | ~$3,799,388,642 | ~$75,363,692 | ~1.4876% | ~$1,121,133 | +6610.1% |
| 2030 | ~$15,439,157,249 | ~$82,900,061 | ~1.4015% | ~$1,161,804 | +27167.1% |
| 2031 | ~$62,738,403,210 | ~$91,190,067 | ~1.3153% | ~$1,199,398 | +110702.4% |
In 2025, this property's market value of $56,460,000 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — 109× 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 | $56,460,000 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $45,328,284 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $13,409,464 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $211,795 | $506,269 | $614,560 | $904,074 | ↓ Bottom 25% | +39.0% |
| 2021 | $231,222 | $353,349 | $436,046 | $657,886 | ↓ Bottom 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 | — |