2100 RIO GRANDE ST TX 78705
| Owner | LMP OW RIO LLC |
|---|---|
| Parcel ID | 0212010905 |
| Short ID | 203657 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 29,272 SF |
| Acres | 0.672 |
| Year Built | — |
| Legal | 0.6720 AC OF OLT 24 DIVISION D |
| Neighborhood | 08WC |
| Land | $4,390,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,390,800 |
| Improvement | $50,379,200 |
|---|---|
| Total Improvement | $50,379,200 |
| Market | $54,770,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $54,770,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $54,770,000 |
| Taxable Value | $54,770,000 |
|---|
Appreciation: Market value has risen +5488.2% from $980,100 (2021) to $54,770,000 (2025), a CAGR of 173.4% 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 $1,120,860. 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 8% of market value ($4,390,800 land vs $50,379,200 improvements), about $150/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $54,770,000, 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 +173.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,368,221,760 by 2030, with an estimated annual tax burden around $1,661,605. 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 | 121,450 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% | $506,732.04 | $506,732.04 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $287,004.11 | $287,004.11 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $205,850.31 | $205,850.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $64,641.20 | $64,641.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $56,632.18 | $56,632.18 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,120,859.84 | $1,120,859.84 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $55,410,000 | $54,770,000 | +1.2% |
| Assessed Value | $55,410,000 | $54,770,000 | +1.2% |
| Land Value | $4,390,800 | $4,390,800 | +0.0% |
| Improvement Value | $51,019,200 | $50,379,200 | +1.3% |
| Taxable Value | $55,410,000 | $54,770,000 | +1.2% |
| Total Tax 2026 = estimate |
~$1,133,957
Estimated
|
~$1,120,860
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $56,742,808 | $55,410,000 | -1,332,808 (-2.3%) |
| Taxable Value | $56,742,808 | $55,410,000 | -1,332,808 (-2.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $55,410,000 | $4,390,800 | $51,019,200 | — | $55,410,000 | $55,410,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $54,770,000 | $4,390,800 | $50,379,200 | — | $54,770,000 | $54,770,000 | ~$1,120,860 | Partial |
| 2024 | $59,218,000 | — | — | −$54,827,200 | $4,390,800 | $— | $1,072,692 | Verified |
| 2023 | $52,000,000 | — | — | −$47,609,200 | $4,390,800 | $— | $947,925 | Verified |
| 2022 | $52,361,764 | — | — | −$51,381,746 | $980,018 | $— | $1,032,467 | Verified |
| 2021 | $980,100 | — | — | — | $980,100 | $— | $1,090,815 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.6% | +3.6% | ~100% | Not available | Partial |
| 2025 | -3.0% | -3.0% | ~100% | Not available | Partial |
| 2024 | -6.9% | -6.9% | ~100% | 1.9000% | Verified |
| 2023 | -2.0% | -2.0% | ~100% | 1.5600% | Verified |
| 2022 | +14.5% | +14.5% | ~100% | 1.6700% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.2% | +1049.9% | +172.8% | +5242.5% | 2022 | -7.5% | 2025 |
| Assessment Ratio | 100.0% | 52.9% | — | 100.0% | 2021 | 1.9% | 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 |
$1,120,860 | $1,052,952 | ~$1,429,075 | $1,120,860 | 2025 | $947,925 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$149,747,930 | ~$60,247,000 | ~2.0139% | ~$1,213,336 | +173.4% |
| 2027 | ~$409,429,298 | ~$66,271,700 | ~1.9814% | ~$1,313,100 | +647.5% |
| 2028 | ~$1,119,430,163 | ~$72,898,870 | ~1.9488% | ~$1,420,682 | +1943.9% |
| 2029 | ~$3,060,660,035 | ~$80,188,757 | ~1.9163% | ~$1,536,650 | +5488.2% |
| 2030 | ~$8,368,221,760 | ~$88,207,633 | ~1.8837% | ~$1,661,605 | +15178.8% |
| 2026 | ~$148,652,530 | ~$60,247,000 | ~2.0465% | ~$1,232,946 | +171.4% |
| 2027 | ~$403,461,289 | ~$66,271,700 | ~2.0465% | ~$1,356,240 | +636.6% |
| 2028 | ~$1,095,043,664 | ~$72,898,870 | ~2.0465% | ~$1,491,864 | +1899.3% |
| 2029 | ~$2,972,083,469 | ~$80,188,757 | ~2.0465% | ~$1,641,051 | +5326.5% |
| 2030 | ~$8,066,600,843 | ~$88,207,633 | ~2.0465% | ~$1,805,156 | +14628.1% |
| 2026 | ~$150,843,330 | ~$60,247,000 | ~1.9977% | ~$1,203,532 | +175.4% |
| 2027 | ~$415,441,123 | ~$66,271,700 | ~1.9488% | ~$1,291,529 | +658.5% |
| 2028 | ~$1,144,176,056 | ~$72,898,870 | ~1.9000% | ~$1,385,091 | +1989.1% |
| 2029 | ~$3,151,201,879 | ~$80,188,757 | ~1.8512% | ~$1,484,449 | +5653.5% |
| 2030 | ~$8,678,798,359 | ~$88,207,633 | ~1.8024% | ~$1,589,829 | +15745.9% |
In 2025, this property's market value of $54,770,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 105× 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 | $54,770,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $59,218,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $52,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $52,361,764 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $980,100 | $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.