1901 RIO GRANDE ST TX 78705
| Owner | W-L RIO OWNER IX LP |
|---|---|
| Parcel ID | 0212011511 |
| Short ID | 203784 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 65,110 SF |
| Land SF | 34,748 SF |
| Acres | 0.798 |
| Year Built | 2014 |
| Legal | .099 AC OF LOT 3 & LOTS 4-6 OLT 23 DIV D HORSTS LOUIS SUBD |
| Neighborhood | 08WC |
| Land | $7,818,257 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,818,257 |
| Improvement | $33,181,743 |
|---|---|
| Total Improvement | $33,181,743 |
| Market | $41,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $41,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $41,000,000 |
| Taxable Value | $41,000,000 |
|---|
Appreciation: Market value has fallen -10.3% from $45,720,000 (2021) to $41,000,000 (2025), a CAGR of -2.7% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $839,059. 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 19% of market value ($7,818,257 land vs $33,181,743 improvements), about $225/SF of land. Most value sits in the improvements, so building condition, age (~12 yrs), and rent roll drive the underwriting.
Submarket Position: At $41,000,000, 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 -2.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $35,779,223 by 2030, with an estimated annual tax burden around $673,988. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 240,614 SF | ✗ |
| 187 | PARKING GARAGE | 58,593 SF | ✓ |
| ADDL | Additional Floor | 22,557 SF | ✓ |
| 2ND | 2nd Floor | 22,555 SF | ✓ |
| 3RD | 3rd Floor | 22,555 SF | ✓ |
| 4TH | 4th Floor | 22,555 SF | ✓ |
| 5TH | 5th Floor | 22,555 SF | ✓ |
| 1ST | 1st Floor | 20,000 SF | ✓ |
| MISC | Miscellaneous | 4,741 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% | $363,603.60 | $363,603.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $205,938.68 | $205,938.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $147,707.09 | $147,707.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $46,383.04 | $46,383.04 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $40,636.20 | $40,636.20 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $804,268.61 | $804,268.61 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $42,060,000 | $41,000,000 | +2.6% |
| Assessed Value | $42,060,000 | $41,000,000 | +2.6% |
| Land Value | $7,818,257 | $7,818,257 | +0.0% |
| Improvement Value | $34,241,743 | $33,181,743 | +3.2% |
| Taxable Value | $42,060,000 | $41,000,000 | +2.6% |
| Total Tax 2026 = estimate |
~$860,752
Estimated
|
~$804,269
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $42,658,101 | $42,060,000 | -598,101 (-1.4%) |
| Taxable Value | $42,658,101 | $42,060,000 | -598,101 (-1.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $42,060,000 | $7,818,257 | $34,241,743 | — | $42,060,000 | $42,060,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $41,000,000 | $7,818,257 | $33,181,743 | — | $41,000,000 | $41,000,000 | ~$804,269 | Partial |
| 2024 | $41,500,000 | — | — | −$33,681,743 | $7,818,257 | $— | $773,993 | Verified |
| 2023 | $42,500,000 | — | — | −$34,681,743 | $7,818,257 | $— | $752,317 | Verified |
| 2022 | $40,000,000 | — | — | −$30,965,569 | $9,034,431 | $— | $839,342 | Verified |
| 2021 | $45,720,000 | — | — | −$39,465,394 | $6,254,606 | $— | $871,971 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.0% | +4.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -8.2% | -8.2% | ~100% | 1.8900% | Verified |
| 2023 | +5.1% | +5.1% | ~100% | 1.6800% | Verified |
| 2022 | +3.1% | +3.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.6% | -1.5% | -3.2% | +6.2% | 2023 | -12.5% | 2022 |
| Assessment Ratio | 100.0% | 45.6% | — | 100.0% | 2025 | 13.7% | 2021 |
| Effective Tax Rate (2025) | 1.9600% | 1.9600% | — | 1.9600% | 2025 | 1.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$804,269 | $808,378 | ~$737,539 | $871,971 | 2021 | $752,317 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$39,898,197 | ~$39,898,197 | ~2.0139% | ~$803,524 | -2.7% |
| 2027 | ~$38,826,002 | ~$38,826,002 | ~1.9814% | ~$769,294 | -5.3% |
| 2028 | ~$37,782,621 | ~$37,782,621 | ~1.9488% | ~$736,323 | -7.8% |
| 2029 | ~$36,767,279 | ~$36,767,279 | ~1.9163% | ~$704,568 | -10.3% |
| 2030 | ~$35,779,223 | ~$35,779,223 | ~1.8837% | ~$673,988 | -12.7% |
| 2026 | ~$39,078,197 | ~$39,078,197 | ~2.0465% | ~$799,729 | -4.7% |
| 2027 | ~$37,246,474 | ~$37,246,474 | ~2.0465% | ~$762,244 | -9.2% |
| 2028 | ~$35,500,611 | ~$35,500,611 | ~2.0465% | ~$726,515 | -13.4% |
| 2029 | ~$33,836,582 | ~$33,836,582 | ~2.0465% | ~$692,461 | -17.5% |
| 2030 | ~$32,250,551 | ~$32,250,551 | ~2.0465% | ~$660,003 | -21.3% |
| 2026 | ~$40,718,197 | ~$40,718,197 | ~1.9977% | ~$813,412 | -0.7% |
| 2027 | ~$40,438,330 | ~$40,438,330 | ~1.9488% | ~$788,078 | -1.4% |
| 2028 | ~$40,160,387 | ~$40,160,387 | ~1.9000% | ~$763,054 | -2.0% |
| 2029 | ~$39,884,354 | ~$39,884,354 | ~1.8512% | ~$738,337 | -2.7% |
| 2030 | ~$39,610,219 | ~$39,610,219 | ~1.8024% | ~$713,923 | -3.4% |
In 2025, this property's market value of $41,000,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 79× 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 | $41,000,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $41,500,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $42,500,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $40,000,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $45,720,000 | $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.