93 RED RIVER ST MF TX 78702
| Owner | KRE QUINCY OWNER LLC |
|---|---|
| Parcel ID | 0203032203 |
| Short ID | 922711 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 18,051 SF |
| Acres | 0.414 |
| Year Built | — |
| Legal | UNT MASTER MF 93 RED RIVER MASTER CONDOMINIUMS PLUS 56.0 % INT IN COM AREA |
| Neighborhood | 08HIR |
| Land | $9,855,988 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,855,988 |
| Improvement | $123,804,012 |
|---|---|
| Total Improvement | $123,804,012 |
| Market | $133,660,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $133,660,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $133,660,000 |
| Taxable Value | $133,660,000 |
|---|
Appreciation: Market value has risen +478.2% from $23,118,439 (2021) to $133,660,000 (2025), a CAGR of 55.1% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,735,332. Austin ISD is the largest single contributor, at 43.3% 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 7% of market value ($9,855,988 land vs $123,804,012 improvements), about $546/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $133,660,000, 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 +55.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,198,271,265 by 2030, with an estimated annual tax burden around $4,054,959. 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 |
|---|---|---|---|
| ADDL | Additional Floor | 294,602 SF | ✓ |
Market value changed by 122% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $1,188,882.00 | $1,188,882.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $673,361.85 | $673,361.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $482,960.83 | $482,960.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $151,659.56 | $151,659.56 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $132,869.00 | $132,869.00 | Paid |
| P2U | — | — | — | — | — | — | $118,400.00 | $118,400.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $2,748,133.24 | $2,748,133.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $129,190,000 | $133,660,000 | -3.3% |
| Assessed Value | $129,190,000 | $133,660,000 | -3.3% |
| Land Value | $15,794,853 | $9,855,988 | +60.3% |
| Improvement Value | $113,395,147 | $123,804,012 | -8.4% |
| Taxable Value | $129,190,000 | $133,660,000 | -3.3% |
| Total Tax 2026 = estimate |
~$2,643,854
Estimated
|
~$2,748,133
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $138,139,460 | $129,190,000 | -8,949,460 (-6.5%) |
| Taxable Value | $138,139,460 | $129,190,000 | -8,949,460 (-6.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $129,190,000 | $15,794,853 | $113,395,147 | — | $129,190,000 | $129,190,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $133,660,000 | $9,855,988 | $123,804,012 | — | $133,660,000 | $133,660,000 | ~$2,748,133 | Partial |
| 2024 | $225,844,365 | — | — | −$215,988,377 | $9,855,988 | $— | $3,061,886 | Verified |
| 2023 | $173,320,000 | — | — | −$163,464,012 | $9,855,988 | $— | $3,835,314 | Verified |
| 2022 | $78,214,987 | — | — | −$69,550,382 | $8,664,605 | $— | $3,595,757 | Verified |
| 2021 | $23,118,439 | — | — | −$14,453,834 | $8,664,605 | $— | $1,702,489 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.4% | +3.4% | ~100% | Not available | Partial |
| 2025 | -11.0% | -11.0% | ~100% | Not available | Partial |
| 2024 | -33.5% | -33.5% | ~100% | 2.0400% | Verified |
| 2023 | +30.3% | +30.3% | ~100% | 1.7000% | Verified |
| 2022 | +121.6% ! | +121.6% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 7.3600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +70.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.3% | +69.2% | +56.1% | +238.3% | 2022 | -40.8% | 2025 |
| Assessment Ratio | 100.0% | 43.1% | — | 100.0% | 2025 | 4.4% | 2024 |
| Effective Tax Rate (2025) | 2.0600% | 2.0600% | — | 2.0600% | 2025 | 2.0600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,748,133 | $2,988,716 | ~$3,487,495 | $3,835,314 | 2023 | $1,702,489 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$207,258,425 | ~$147,026,000 | ~2.0139% | ~$2,961,010 | +55.1% |
| 2027 | ~$321,383,023 | ~$161,728,600 | ~1.9814% | ~$3,204,471 | +140.4% |
| 2028 | ~$498,349,090 | ~$177,901,460 | ~1.9488% | ~$3,467,014 | +272.8% |
| 2029 | ~$772,759,597 | ~$195,691,606 | ~1.9163% | ~$3,750,021 | +478.2% |
| 2030 | ~$1,198,271,265 | ~$215,260,767 | ~1.8837% | ~$4,054,959 | +796.5% |
| 2026 | ~$204,585,225 | ~$147,026,000 | ~2.0465% | ~$3,008,865 | +53.1% |
| 2027 | ~$313,146,150 | ~$161,728,600 | ~2.0465% | ~$3,309,752 | +134.3% |
| 2028 | ~$479,313,749 | ~$177,901,460 | ~2.0465% | ~$3,640,727 | +258.6% |
| 2029 | ~$733,656,378 | ~$195,691,606 | ~2.0465% | ~$4,004,799 | +448.9% |
| 2030 | ~$1,122,963,156 | ~$215,260,767 | ~2.0465% | ~$4,405,279 | +740.2% |
| 2026 | ~$209,931,625 | ~$147,026,000 | ~1.9977% | ~$2,937,083 | +57.1% |
| 2027 | ~$329,726,824 | ~$161,728,600 | ~1.9488% | ~$3,151,831 | +146.7% |
| 2028 | ~$517,881,851 | ~$177,901,460 | ~1.9000% | ~$3,380,158 | +287.5% |
| 2029 | ~$813,405,497 | ~$195,691,606 | ~1.8512% | ~$3,622,631 | +508.6% |
| 2030 | ~$1,277,566,498 | ~$215,260,767 | ~1.8024% | ~$3,879,798 | +855.8% |
In 2025, this property's market value of $133,660,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 257× 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 | $133,660,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $225,844,365 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $173,320,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $78,214,987 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $23,118,439 | $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.