127 E RIVERSIDE DR TX 78704
| Owner | 127 EAST RIVERSIDE PROPERTY LLC |
|---|---|
| Parcel ID | 0201010204 |
| Short ID | 187777 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 76,686 SF |
| Land SF | 70,088 SF |
| Acres | 1.609 |
| Year Built | 2008 |
| Legal | LOT 2 FOLMAR R H SUBD & ABS 8 SUR 20 DECKER I ACR 0.971 PLUS ADJ 10' EASEMENT TOTAL 1.6090 ACR |
| Neighborhood | 08CBD |
| Land | $14,718,581 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $14,718,581 |
| Improvement | $27,431,419 |
|---|---|
| Total Improvement | $27,431,419 |
| Market | $42,150,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $42,150,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $42,150,000 |
| Taxable Value | $42,150,000 |
|---|
Appreciation: Market value has risen +542.2% from $6,563,340 (2021) to $42,150,000 (2025), a CAGR of 59.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $862,593. 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 35% of market value ($14,718,581 land vs $27,431,419 improvements), about $210/SF of land. Most value sits in the improvements, so building condition, age (~18 yrs), and rent roll drive the underwriting.
Submarket Position: At $42,150,000, 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 +59.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $430,911,837 by 2030, with an estimated annual tax burden around $1,278,741. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 90,091 SF | ✓ |
| 2ND | 2nd Floor | 27,876 SF | ✓ |
| 3RD | 3rd Floor | 27,202 SF | ✓ |
| 4TH | 4th Floor | 27,202 SF | ✓ |
| 1ST | 1st Floor | 21,608 SF | ✓ |
| 5TH | 5th Floor | 20,549 SF | ✓ |
| MISC | Miscellaneous | 3,082 SF | ✓ |
| 601 | POOL COMM'L | 910 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 276 | ELEVATOR COM PAS | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $389,971.80 | $389,971.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $220,873.17 | $220,873.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $158,418.67 | $158,418.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $49,746.69 | $49,746.69 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $43,583.10 | $43,583.10 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $862,593.43 | $862,593.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $39,160,000 | $42,150,000 | -7.1% |
| Assessed Value | $39,160,000 | $42,150,000 | -7.1% |
| Land Value | $14,718,581 | $14,718,581 | +0.0% |
| Improvement Value | $24,441,419 | $27,431,419 | -10.9% |
| Taxable Value | $39,160,000 | $42,150,000 | -7.1% |
| Total Tax 2026 = estimate |
~$801,404
Estimated
|
~$862,593
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $42,470,649 | $39,160,000 | -3,310,649 (-7.8%) |
| Taxable Value | $42,470,649 | $39,160,000 | -3,310,649 (-7.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $39,160,000 | $14,718,581 | $24,441,419 | — | $39,160,000 | $39,160,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $42,150,000 | $14,718,581 | $27,431,419 | — | $42,150,000 | $42,150,000 | ~$862,593 | Partial |
| 2024 | $49,500,000 | — | — | −$43,655,251 | $5,844,749 | $— | $953,253 | Verified |
| 2023 | $46,000,000 | — | — | −$40,155,251 | $5,844,749 | $— | $899,807 | Verified |
| 2022 | $45,440,000 | — | — | −$41,265,179 | $4,174,821 | $— | $912,087 | Verified |
| 2021 | $6,563,340 | — | — | −$2,388,768 | $4,174,572 | $— | $957,176 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.8% | +0.8% | ~100% | Not available | Partial |
| 2025 | -12.4% | -12.4% | ~100% | Not available | Partial |
| 2024 | -10.6% | -10.6% | ~100% | 1.9800% | Verified |
| 2023 | +8.3% | +8.3% | ~100% | 1.6700% | Verified |
| 2022 | +9.3% | +9.3% | ~100% | 1.8400% | Verified |
| 2021 | base year | — | ~100% | 14.5800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -7.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.1% | +115.8% | +61.6% | +592.3% | 2022 | -14.8% | 2025 |
| Assessment Ratio | 100.0% | 49.6% | — | 100.0% | 2025 | 9.2% | 2022 |
| 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 |
$862,593 | $916,983 | ~$1,099,790 | $957,176 | 2021 | $862,593 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$67,098,954 | ~$46,365,000 | ~2.0139% | ~$933,762 | +59.2% |
| 2027 | ~$106,815,411 | ~$51,001,500 | ~1.9814% | ~$1,010,538 | +153.4% |
| 2028 | ~$170,040,388 | ~$56,101,650 | ~1.9488% | ~$1,093,331 | +303.4% |
| 2029 | ~$270,688,780 | ~$61,711,815 | ~1.9163% | ~$1,182,578 | +542.2% |
| 2030 | ~$430,911,837 | ~$67,882,997 | ~1.8837% | ~$1,278,741 | +922.3% |
| 2026 | ~$66,255,954 | ~$46,365,000 | ~2.0465% | ~$948,853 | +57.2% |
| 2027 | ~$104,148,313 | ~$51,001,500 | ~2.0465% | ~$1,043,738 | +147.1% |
| 2028 | ~$163,711,644 | ~$56,101,650 | ~2.0465% | ~$1,148,112 | +288.4% |
| 2029 | ~$257,339,766 | ~$61,711,815 | ~2.0465% | ~$1,262,923 | +510.5% |
| 2030 | ~$404,514,629 | ~$67,882,997 | ~2.0465% | ~$1,389,215 | +859.7% |
| 2026 | ~$67,941,954 | ~$46,365,000 | ~1.9977% | ~$926,216 | +61.2% |
| 2027 | ~$109,516,229 | ~$51,001,500 | ~1.9488% | ~$993,937 | +159.8% |
| 2028 | ~$176,530,168 | ~$56,101,650 | ~1.9000% | ~$1,065,941 | +318.8% |
| 2029 | ~$284,550,522 | ~$61,711,815 | ~1.8512% | ~$1,142,405 | +575.1% |
| 2030 | ~$458,669,476 | ~$67,882,997 | ~1.8024% | ~$1,223,504 | +988.2% |
In 2025, this property's market value of $42,150,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 81× 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 | $42,150,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $49,500,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $46,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $45,440,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $6,563,340 | $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.