1909 RIO GRANDE ST TX 78705
| Owner | 2025 STUDENT II LL LLC |
|---|---|
| Parcel ID | 0212011515 |
| Short ID | 203789 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 21,249 SF |
| Acres | 0.488 |
| Year Built | — |
| Legal | LOT 1-2 & N35FT LOT 3 OLT 23 DIV D HORSTS LOUIS SUBD |
| Neighborhood | 08WC |
| Land | $4,780,928 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,780,928 |
| Improvement | $65,659,072 |
|---|---|
| Total Improvement | $65,659,072 |
| Market | $70,440,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $70,440,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $70,440,000 |
| Taxable Value | $70,440,000 |
|---|
Appreciation: Market value has fallen -10.8% from $79,000,000 (2021) to $70,440,000 (2025), a CAGR of -2.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $1,441,544. 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 7% of market value ($4,780,928 land vs $65,659,072 improvements), about $225/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $70,440,000, 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 -2.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $61,032,290 by 2030, with an estimated annual tax burden around $1,149,691. 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 | 165,708 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% | $628,673.40 | $628,673.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $356,069.55 | $356,069.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $255,386.68 | $255,386.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $80,196.63 | $80,196.63 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $70,260.30 | $70,260.30 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,390,586.56 | $1,390,586.56 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $71,061,659 | $70,440,000 | +0.9% |
| Assessed Value | $71,061,659 | $70,440,000 | +0.9% |
| Land Value | $4,780,928 | $4,780,928 | +0.0% |
| Improvement Value | $66,280,731 | $65,659,072 | +0.9% |
| Taxable Value | $71,061,659 | $70,440,000 | +0.9% |
| Total Tax 2026 = estimate |
~$1,454,266
Estimated
|
~$1,390,587
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $71,061,659 | $71,061,659 | +0 (+0.0%) |
| Taxable Value | $71,061,659 | $71,061,659 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $71,061,659 | $4,780,928 | $66,280,731 | — | $71,061,659 | $71,061,659 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $70,440,000 | $4,780,928 | $65,659,072 | — | $70,440,000 | $70,440,000 | ~$1,390,587 | Partial |
| 2024 | $79,840,000 | — | — | −$75,059,072 | $4,780,928 | $— | $1,437,989 | Verified |
| 2023 | $78,200,000 | — | — | −$73,419,072 | $4,780,928 | $— | $1,361,707 | Verified |
| 2022 | $79,000,000 | — | — | −$75,175,257 | $3,824,743 | $— | $1,549,335 | Verified |
| 2021 | $79,000,000 | — | — | −$75,175,258 | $3,824,742 | $— | $1,628,414 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.9% | +0.9% | ~100% | Not available | Partial |
| 2025 | -5.7% | -5.7% | ~100% | Not available | Partial |
| 2024 | -15.3% | -15.3% | ~100% | 1.9300% | Verified |
| 2023 | +6.0% | +6.0% | ~100% | 1.5400% | Verified |
| 2022 | +5.3% | +5.3% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 2.0600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -10.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.9% | -2.0% | -3.0% | +2.1% | 2024 | -11.8% | 2025 |
| Assessment Ratio | 100.0% | 36.9% | — | 100.0% | 2025 | 4.8% | 2021 |
| Effective Tax Rate (2025) | 1.9700% | 1.9700% | — | 1.9700% | 2025 | 1.9700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,390,587 | $1,473,606 | ~$1,261,863 | $1,628,414 | 2021 | $1,361,707 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$68,449,048 | ~$68,449,048 | ~2.0139% | ~$1,378,520 | -2.8% |
| 2027 | ~$66,514,369 | ~$66,514,369 | ~1.9814% | ~$1,317,908 | -5.6% |
| 2028 | ~$64,634,373 | ~$64,634,373 | ~1.9488% | ~$1,259,620 | -8.2% |
| 2029 | ~$62,807,514 | ~$62,807,514 | ~1.9163% | ~$1,203,575 | -10.8% |
| 2030 | ~$61,032,290 | ~$61,032,290 | ~1.8837% | ~$1,149,691 | -13.4% |
| 2026 | ~$67,040,248 | ~$67,040,248 | ~2.0465% | ~$1,371,969 | -4.8% |
| 2027 | ~$63,804,583 | ~$63,804,583 | ~2.0465% | ~$1,305,751 | -9.4% |
| 2028 | ~$60,725,086 | ~$60,725,086 | ~2.0465% | ~$1,242,730 | -13.8% |
| 2029 | ~$57,794,219 | ~$57,794,219 | ~2.0465% | ~$1,182,750 | -18.0% |
| 2030 | ~$55,004,810 | ~$55,004,810 | ~2.0465% | ~$1,125,665 | -21.9% |
| 2026 | ~$69,857,848 | ~$69,857,848 | ~1.9977% | ~$1,395,524 | -0.8% |
| 2027 | ~$69,280,507 | ~$69,280,507 | ~1.9488% | ~$1,350,166 | -1.6% |
| 2028 | ~$68,707,937 | ~$68,707,937 | ~1.9000% | ~$1,305,462 | -2.5% |
| 2029 | ~$68,140,100 | ~$68,140,100 | ~1.8512% | ~$1,261,405 | -3.3% |
| 2030 | ~$67,576,955 | ~$67,576,955 | ~1.8024% | ~$1,217,988 | -4.1% |
In 2025, this property's market value of $70,440,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 136× 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 | $70,440,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $79,840,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $78,200,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $79,000,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $79,000,000 | $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.