6280 MC NEIL DR AUSTIN, TX 78729
| Owner | USCMF 6280 MCNEIL DRIVE LLC |
|---|---|
| Parcel ID | 0170010806 |
| Short ID | 174161 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 205,716 SF |
| Land SF | 475,021 SF |
| Acres | 10.905 |
| Year Built | 1998 |
| Legal | LOT 1 ADEY SUBD SEC 1 THE |
| Neighborhood | 08FNW |
| Land | $3,800,168 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,800,168 |
| Improvement | $45,619,832 |
|---|---|
| Total Improvement | $45,619,832 |
| Market | $49,420,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $49,420,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $49,420,000 |
| Taxable Value | $49,420,000 |
|---|
Appreciation: Market value has risen +63.6% from $30,200,000 (2021) to $49,420,000 (2025), a CAGR of 13.1% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0144% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $995,509. Round Rock ISD is the largest single contributor, at 44.3% 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 8% of market value ($3,800,168 land vs $45,619,832 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~28 yrs), and rent roll drive the underwriting.
Submarket Position: At $49,420,000, 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 +13.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $91,468,696 by 2030, with an estimated annual tax burden around $1,370,279. 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.
25 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 266,701 SF | ✗ |
| 491 | SPRINKLER HEADS | 205,716 SF | ✗ |
| 551 | PAVED AREA | 123,000 SF | ✗ |
| 2ND | 2nd Floor | 96,473 SF | ✓ |
| 041C | GARAGE ATT 1ST COMM | 71,400 SF | ✓ |
| 3RD | 3rd Floor | 64,920 SF | ✓ |
| 1ST | 1st Floor | 44,323 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 10,632 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 9,772 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 1,484 SF | ✗ |
| 602 | POOL RES CONC | 936 SF | ✗ |
| 581C | STORAGE ATT COMM | 646 SF | ✓ |
| 571C | STORAGE DET COMM | 192 SF | ✓ |
| MISC | Miscellaneous | 5 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 172 | SHOWER STALL AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 212 | URINAL AVG | 1 SF | ✓ |
| 222 | FOUNTAIN WTR AVG | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
| 549 | FENCE COMM FV | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $424,222.50 | $424,222.50 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $248,908.08 | $248,908.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $178,526.38 | $178,526.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $56,060.93 | $56,060.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $49,115.00 | $49,115.00 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $956,832.89 | $956,832.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $45,240,000 | $49,420,000 | -8.5% |
| Assessed Value | $45,240,000 | $49,420,000 | -8.5% |
| Land Value | $3,800,168 | $3,800,168 | +0.0% |
| Improvement Value | $41,439,832 | $45,619,832 | -9.2% |
| Taxable Value | $45,240,000 | $49,420,000 | -8.5% |
| Total Tax 2026 = estimate |
~$911,308
Estimated
|
~$956,833
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $49,547,026 | $45,240,000 | -4,307,026 (-8.7%) |
| Taxable Value | $49,547,026 | $45,240,000 | -4,307,026 (-8.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $45,240,000 | $3,800,168 | $41,439,832 | — | $45,240,000 | $45,240,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $49,420,000 | $3,800,168 | $45,619,832 | — | $49,420,000 | $49,420,000 | ~$956,833 | Partial |
| 2024 | $48,350,000 | — | — | −$44,549,832 | $3,800,168 | $— | $917,571 | Verified |
| 2023 | $44,374,069 | — | — | −$40,573,901 | $3,800,168 | $— | $906,842 | Verified |
| 2022 | $32,370,000 | — | — | −$28,569,832 | $3,800,168 | $— | $878,953 | Verified |
| 2021 | $30,200,000 | — | — | −$26,399,832 | $3,800,168 | $— | $727,865 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | -3.0% | -3.0% | ~100% | Not available | Partial |
| 2024 | -4.1% | -4.1% | ~100% | 1.8000% | Verified |
| 2023 | +19.7% | +19.7% | ~100% | 1.7100% | Verified |
| 2022 | +37.1% | +37.1% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 2.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +52.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.5% | +9.4% | +15.2% | +37.1% | 2023 | -8.5% | 2026 |
| Assessment Ratio | 100.0% | 40.1% | — | 100.0% | 2025 | 7.9% | 2024 |
| Effective Tax Rate (2025) | 1.9400% | 1.9400% | — | 1.9400% | 2025 | 1.9400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$956,833 | $877,613 | ~$1,213,123 | $956,833 | 2025 | $727,865 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$55,895,480 | ~$54,362,000 | ~1.9558% | ~$1,063,232 | +13.1% |
| 2027 | ~$63,219,439 | ~$59,798,200 | ~1.8973% | ~$1,134,544 | +27.9% |
| 2028 | ~$71,503,054 | ~$65,778,020 | ~1.8387% | ~$1,209,486 | +44.7% |
| 2029 | ~$80,872,066 | ~$72,355,822 | ~1.7802% | ~$1,288,072 | +63.6% |
| 2030 | ~$91,468,696 | ~$79,591,404 | ~1.7216% | ~$1,370,279 | +85.1% |
| 2026 | ~$54,907,080 | ~$54,362,000 | ~2.0144% | ~$1,095,060 | +11.1% |
| 2027 | ~$61,003,388 | ~$59,798,200 | ~2.0144% | ~$1,204,566 | +23.4% |
| 2028 | ~$67,776,567 | ~$65,778,020 | ~2.0144% | ~$1,325,023 | +37.1% |
| 2029 | ~$75,301,768 | ~$72,355,822 | ~2.0144% | ~$1,457,525 | +52.4% |
| 2030 | ~$83,662,489 | ~$79,591,404 | ~2.0144% | ~$1,603,277 | +69.3% |
| 2026 | ~$56,883,880 | ~$54,362,000 | ~1.9266% | ~$1,047,318 | +15.1% |
| 2027 | ~$65,475,027 | ~$59,798,200 | ~1.8387% | ~$1,099,533 | +32.5% |
| 2028 | ~$75,363,690 | ~$65,778,020 | ~1.7509% | ~$1,151,718 | +52.5% |
| 2029 | ~$86,745,834 | ~$72,355,822 | ~1.6631% | ~$1,203,345 | +75.5% |
| 2030 | ~$99,847,017 | ~$79,591,404 | ~1.5753% | ~$1,253,781 | +102.0% |
In 2025, this property's market value of $49,420,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 95× 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 | $49,420,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $48,350,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $44,374,069 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $32,370,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $30,200,000 | $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.