9415 MCNEIL DR TX 78730
| Owner | PROMESA APARTMENTS LTD |
|---|---|
| Parcel ID | 0151270127 |
| Short ID | 755235 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 234,281 SF |
| Land SF | 707,657 SF |
| Acres | 16.246 |
| Year Built | 2012 |
| Legal | LOT 4 BLK B RIBELIN RANCH SUBD |
| Neighborhood | 08WWW |
| Land | $2,830,628 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,830,628 |
| Improvement | $52,999,372 |
|---|---|
| Total Improvement | $52,999,372 |
| Market | $55,830,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $55,830,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $55,830,000 |
| Taxable Value | $55,830,000 |
|---|
Appreciation: Market value has risen +20.3% from $46,396,696 (2021) to $55,830,000 (2025), a CAGR of 4.7% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), 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 +37.9%, so this parcel has lagged the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2082% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,232,830. Leander ISD is the largest single contributor, at 49.2% 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 5% of market value ($2,830,628 land vs $52,999,372 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~14 yrs), and rent roll drive the underwriting.
Submarket Position: At $55,830,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). 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 +4.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $70,362,837 by 2030, with an estimated annual tax burden around $1,339,316. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 323,345 SF | ✗ |
| 551 | PAVED AREA | 211,861 SF | ✗ |
| 1ST | 1st Floor | 84,410 SF | ✓ |
| 2ND | 2nd Floor | 84,410 SF | ✓ |
| 3RD | 3rd Floor | 65,461 SF | ✓ |
| 4TH | 4th Floor | 42,207 SF | ✓ |
| MISC | Miscellaneous | 7,484 SF | ✓ |
| 601 | POOL COMM'L | 2,000 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 240 SF | ✓ |
| 041C | GARAGE ATT 1ST COMM | 240 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $606,816.27 | $606,816.27 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $292,558.69 | $292,558.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $209,834.26 | $209,834.26 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $65,892.24 | $65,892.24 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $57,728.22 | $57,728.22 | Paid |
| Combined Rate | 2.4520% | 2.2529% | 2.0584% | 2.1182% | 2.2082% | +0.0900% | $1,232,829.68 | $1,232,829.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $50,070,000 | $55,830,000 | -10.3% |
| Assessed Value | $50,070,000 | $55,830,000 | -10.3% |
| Land Value | $2,830,628 | $2,830,628 | +0.0% |
| Improvement Value | $47,239,372 | $52,999,372 | -10.9% |
| Taxable Value | $50,070,000 | $55,830,000 | -10.3% |
| Total Tax 2026 = estimate |
~$1,105,638
Estimated
|
~$1,232,830
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $52,839,571 | $50,070,000 | -2,769,571 (-5.2%) |
| Taxable Value | $52,839,571 | $50,070,000 | -2,769,571 (-5.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $50,070,000 | $2,830,628 | $47,239,372 | — | $50,070,000 | $50,070,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $55,830,000 | $2,830,628 | $52,999,372 | — | $55,830,000 | $55,830,000 | ~$1,232,830 | Partial |
| 2024 | $63,990,000 | — | — | −$61,159,372 | $2,830,628 | $— | $1,228,607 | Verified |
| 2023 | $58,790,000 | — | — | −$55,959,372 | $2,830,628 | $— | $1,269,808 | Verified |
| 2022 | $45,196,400 | — | — | −$42,365,772 | $2,830,628 | $— | $1,324,493 | Verified |
| 2021 | $46,396,696 | — | — | −$43,566,068 | $2,830,628 | $— | $1,108,206 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.4% | -5.4% | ~100% | Not available | Partial |
| 2025 | -5.7% | -5.7% | ~100% | Not available | Partial |
| 2024 | -9.5% | -9.5% | ~100% | 2.0800% | Verified |
| 2023 | +11.2% | +11.2% | ~100% | 1.9400% | Verified |
| 2022 | +30.1% | +30.1% | ~100% | 2.2500% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +23.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.3% | +2.6% | +7.1% | +30.1% | 2023 | -12.8% | 2025 |
| Assessment Ratio | 100.0% | 36.9% | — | 100.0% | 2025 | 4.4% | 2024 |
| Effective Tax Rate (2025) | 2.2100% | 2.2100% | — | 2.2100% | 2025 | 2.2100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,232,830 | $1,232,789 | ~$1,298,286 | $1,324,493 | 2022 | $1,108,206 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$58,473,996 | ~$58,473,996 | ~2.1472% | ~$1,255,575 | +4.7% |
| 2027 | ~$61,243,206 | ~$61,243,206 | ~2.0863% | ~$1,277,710 | +9.7% |
| 2028 | ~$64,143,560 | ~$64,143,560 | ~2.0253% | ~$1,299,125 | +14.9% |
| 2029 | ~$67,181,269 | ~$67,181,269 | ~1.9644% | ~$1,319,703 | +20.3% |
| 2030 | ~$70,362,837 | ~$70,362,837 | ~1.9034% | ~$1,339,316 | +26.0% |
| 2026 | ~$57,357,396 | ~$57,357,396 | ~2.2082% | ~$1,266,557 | +2.7% |
| 2027 | ~$58,926,578 | ~$58,926,578 | ~2.2082% | ~$1,301,208 | +5.5% |
| 2028 | ~$60,538,690 | ~$60,538,690 | ~2.2082% | ~$1,336,806 | +8.4% |
| 2029 | ~$62,194,905 | ~$62,194,905 | ~2.2082% | ~$1,373,379 | +11.4% |
| 2030 | ~$63,896,432 | ~$63,896,432 | ~2.2082% | ~$1,410,951 | +14.4% |
| 2026 | ~$59,590,596 | ~$59,590,596 | ~2.1168% | ~$1,261,391 | +6.7% |
| 2027 | ~$63,604,497 | ~$63,604,497 | ~2.0253% | ~$1,288,207 | +13.9% |
| 2028 | ~$67,888,767 | ~$67,888,767 | ~1.9339% | ~$1,312,912 | +21.6% |
| 2029 | ~$72,461,617 | ~$72,461,617 | ~1.8425% | ~$1,335,101 | +29.8% |
| 2030 | ~$77,342,485 | ~$77,342,485 | ~1.7511% | ~$1,354,322 | +38.5% |
In 2025, this property's market value of $55,830,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 107× the county median of $519,778. 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 | $55,830,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $63,990,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $58,790,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $45,196,400 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $46,396,696 | $300,453 | $376,850 | $539,896 | ↑ Top 25% | base yr |
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.