92 RED RIVER ST TX 78701
| Owner | WALLER CREEK OWNER LLC |
|---|---|
| Parcel ID | 0204040110 |
| Short ID | 860621 |
| Type | Real |
| Use Code | 108 Luxury Hi-Rise Apts 100+ |
| Valuation | Income |
| Improvement SF | 1,400,000 SF |
| Land SF | 133,773 SF |
| Acres | 3.071 |
| Year Built | 2025 |
| Legal | LOT 1-2 BLK A WALLER PARK PLACE SUBD |
| Neighborhood | 1CBDC |
| Land | $109,559,890 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $109,559,890 |
| Improvement | $240,116,800 |
|---|---|
| Total Improvement | $240,116,800 |
| Market | $349,676,690 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $349,676,690 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $349,676,690 |
| Taxable Value | $349,676,690 |
|---|
Appreciation: Market value has risen +283.0% from $91,299,909 (2021) to $349,676,690 (2025), a CAGR of 39.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 $7,156,081. 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 31% of market value ($109,559,890 land vs $240,116,800 improvements), about $819/SF of land. Most value sits in the improvements, so building condition, age (~1 yrs), and rent roll drive the underwriting.
Submarket Position: At $349,676,690, 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 +39.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,873,536,269 by 2030, with an estimated annual tax burden around $35,292,599. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,400,000 SF | ✓ |
Market value changed by 77% 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% | $3,235,208.74 | $3,235,208.74 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,832,365.30 | $1,832,365.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,314,242.36 | $1,314,242.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $412,698.92 | $412,698.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $361,565.70 | $361,565.70 | Paid |
| P2U | — | — | — | — | — | — | $322,988.44 | $322,988.44 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $7,479,069.46 | $7,479,069.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $620,643,310 | $349,676,690 | +77.5% |
| Assessed Value | $620,643,310 | $349,676,690 | +77.5% |
| Land Value | $107,018,208 | $109,559,890 | -2.3% |
| Improvement Value | $513,625,102 | $240,116,800 | +113.9% |
| Taxable Value | $620,643,310 | $349,676,690 | +77.5% |
| Total Tax 2026 = estimate |
~$12,701,372
Estimated
|
~$7,479,069
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $620,643,310 | $620,643,310 | +0 (+0.0%) |
| Taxable Value | $620,643,310 | $620,643,310 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $620,643,310 | $107,018,208 | $513,625,102 | — | $620,643,310 | $620,643,310 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $349,676,690 | $109,559,890 | $240,116,800 | — | $349,676,690 | $349,676,690 | ~$7,479,069 | Partial |
| 2024 | $121,815,840 | — | — | −$12,255,950 | $109,559,890 | $— | $4,516,877 | Verified |
| 2023 | $— | — | — | — | $127,819,872 | $— | $2,336,677 | Verified |
| 2022 | $— | — | — | — | $91,299,909 | $— | $1,543,622 | Verified |
| 2021 | $91,299,909 | — | — | −$11,035,909 | $80,264,000 | $— | $1,681,580 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +77.5% ! | +77.5% | ~100% | Not available | Partial |
| 2025 | +50.2% | +50.2% | ~100% | Not available | Partial |
| 2024 | +63.3% | +63.3% | ~100% | 1.9400% | Verified |
| 2023 | +56.2% | +56.2% | ~100% | 1.6400% | Verified |
| 2022 | +13.7% | +13.7% | ~100% | 1.6900% | Verified |
| 2021 | base year | — | ~100% | 1.8400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +335.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +77.5% | +99.3% | +27.7% | +187.1% | 2025 | +33.4% | 2024 |
| Assessment Ratio | 100.0% | 94.5% | — | 100.0% | 2025 | 87.9% | 2021 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,479,069 | $4,559,175 | ~$20,604,890 | $7,479,069 | 2025 | $1,681,580 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$489,176,705 | ~$489,176,705 | ~2.0139% | ~$9,851,708 | +39.9% |
| 2027 | ~$684,328,853 | ~$684,328,853 | ~1.9814% | ~$13,559,210 | +95.7% |
| 2028 | ~$957,334,998 | ~$957,334,998 | ~1.9488% | ~$18,656,923 | +173.8% |
| 2029 | ~$1,339,254,210 | ~$1,339,254,210 | ~1.9163% | ~$25,664,008 | +283.0% |
| 2030 | ~$1,873,536,269 | ~$1,873,536,269 | ~1.8837% | ~$35,292,599 | +435.8% |
| 2026 | ~$482,183,171 | ~$482,183,171 | ~2.0465% | ~$9,867,806 | +37.9% |
| 2027 | ~$664,901,656 | ~$664,901,656 | ~2.0465% | ~$13,607,113 | +90.1% |
| 2028 | ~$916,859,481 | ~$916,859,481 | ~2.0465% | ~$18,763,392 | +162.2% |
| 2029 | ~$1,264,294,202 | ~$1,264,294,202 | ~2.0465% | ~$25,873,591 | +261.6% |
| 2030 | ~$1,743,385,832 | ~$1,743,385,832 | ~2.0465% | ~$35,678,130 | +398.6% |
| 2026 | ~$496,170,238 | ~$496,170,238 | ~1.9977% | ~$9,911,806 | +41.9% |
| 2027 | ~$704,035,792 | ~$704,035,792 | ~1.9488% | ~$13,720,528 | +101.3% |
| 2028 | ~$998,984,538 | ~$998,984,538 | ~1.9000% | ~$18,980,874 | +185.7% |
| 2029 | ~$1,417,499,109 | ~$1,417,499,109 | ~1.8512% | ~$26,240,658 | +305.4% |
| 2030 | ~$2,011,346,169 | ~$2,011,346,169 | ~1.8024% | ~$36,251,925 | +475.2% |
In 2025, this property's market value of $349,676,690 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 673× 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 | $349,676,690 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $121,815,840 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | — | $503,905 | $617,035 | $919,932 | — | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $91,299,909 | $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.