80 RAINEY ST MF 78701
| Owner | 80 RAINEY STREET OWNER LLC |
|---|---|
| Parcel ID | 0203033307 |
| Short ID | 977985 |
| Type | Real |
| Use Code | 108 Luxury Hi-Rise Apts 100+ |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 28,167 SF |
| Acres | 0.647 |
| Year Built | — |
| Legal | 80 RAINEY MASTER CONDOMINIUMS UNT MF MASTER PLUS 97.76 % INT IN COM AREA |
| Neighborhood | CBD |
| Land | $14,083,270 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $14,083,270 |
| Improvement | $137,797,555 |
|---|---|
| Total Improvement | $137,797,555 |
| Market | $151,880,825 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $151,880,825 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $151,880,825 |
| Taxable Value | $151,880,825 |
|---|
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 $3,108,218. 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 9% of market value ($14,083,270 land vs $137,797,555 improvements), about $500/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $151,880,825, 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.
No delinquent taxes on record.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| ADDL | Additional Floor | 543,859 SF | ✓ |
Market value changed by 122% in 2026, 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% | $1,405,201.39 | $1,405,201.39 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $795,881.34 | $795,881.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $570,836.49 | $570,836.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $179,254.31 | $179,254.31 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $157,044.77 | $157,044.77 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $3,108,218.30 | $3,108,218.30 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $275,960,000 | $151,880,825 | +81.7% |
| Assessed Value | $275,960,000 | $151,880,825 | +81.7% |
| Land Value | $14,083,270 | $14,083,270 | +0.0% |
| Improvement Value | $261,876,730 | $137,797,555 | +90.0% |
| Taxable Value | $275,960,000 | $151,880,825 | +81.7% |
| Total Tax 2026 = estimate |
~$5,647,480
Estimated
|
~$3,108,218
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $337,279,924 | $275,960,000 | -61,319,924 (-18.2%) |
| Taxable Value | $337,279,924 | $275,960,000 | -61,319,924 (-18.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $275,960,000 | $14,083,270 | $261,876,730 | — | $275,960,000 | $275,960,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $151,880,825 | $14,083,270 | $137,797,555 | — | $151,880,825 | $151,880,825 | ~$3,108,218 | Partial |
| 2024 | $— | — | — | — | $14,083,270 | $— | $1,760,091 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +122.1% ! | +122.1% | ~100% | Not available | Partial |
| 2025 | +71.0% | +71.0% | ~100% | Not available | Partial |
| 2024 | base year | — | ~100% | 1.9800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +71.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +81.7% | +81.7% | — | +81.7% | 2026 | +81.7% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
| 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 |
$3,108,218 | $3,108,218 | — | $3,108,218 | 2025 | $3,108,218 | 2025 |
In 2025, this property's market value of $151,880,825 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 292× 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 | $151,880,825 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | — | $467,458 | $564,615 | $848,565 | — | -6.3% |
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.