2614 RIO GRANDE 1 ST 78705
| Owner | ACACIA BUILDING ASSOCIATION INCORPORATED |
|---|---|
| Parcel ID | 0215021402 |
| Short ID | 960020 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 36,186 SF |
| Acres | 0.831 |
| Year Built | — |
| Legal | LEGACY ON RIO UNT MULTI FAMILY UNIT 1 96.84%INT IN COMMON AREA |
| Neighborhood | WC |
| Land | $5,427,930 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,427,930 |
| Improvement | $69,322,070 |
|---|---|
| Total Improvement | $69,322,070 |
| Market | $74,750,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $74,750,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $74,750,000 |
| Taxable Value | $74,750,000 |
|---|
Appreciation: Market value has fallen -1.6% from $76,000,000 (2023) to $74,750,000 (2025), a CAGR of -0.8% over 2 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 fell -15.8%, 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 $1,529,748. 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 ($5,427,930 land vs $69,322,070 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 $74,750,000, 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 -0.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $71,714,208 by 2030, with an estimated annual tax burden around $1,350,911. 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 | 164,705 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% | $661,518.00 | $661,518.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $374,672.16 | $374,672.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $268,729.18 | $268,729.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $84,386.45 | $84,386.45 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $73,931.00 | $73,931.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,463,236.79 | $1,463,236.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $72,563,887 | $74,750,000 | -2.9% |
| Assessed Value | $72,563,887 | $74,750,000 | -2.9% |
| Land Value | $5,427,930 | $5,427,930 | +0.0% |
| Improvement Value | $67,135,957 | $69,322,070 | -3.2% |
| Taxable Value | $72,563,887 | $74,750,000 | -2.9% |
| Total Tax 2026 = estimate |
~$1,485,009
Estimated
|
~$1,463,237
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $74,988,163 | $72,563,887 | -2,424,276 (-3.2%) |
| Taxable Value | $74,988,163 | $72,563,887 | -2,424,276 (-3.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $72,563,887 | $5,427,930 | $67,135,957 | — | $72,563,887 | $72,563,887 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $74,750,000 | $5,427,930 | $69,322,070 | — | $74,750,000 | $74,750,000 | ~$1,463,237 | Partial |
| 2024 | $83,750,000 | — | — | −$78,322,070 | $5,427,930 | $— | $1,349,610 | Verified |
| 2023 | $76,000,000 | — | — | −$70,572,070 | $5,427,930 | $— | $1,382,669 | Verified |
| 2022 | $— | — | — | — | $2,713,965 | $— | $1,505,541 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | +6.9% | +6.9% | ~100% | Not available | Partial |
| 2024 | -17.8% | -17.8% | ~100% | 1.9300% | Verified |
| 2023 | +4.0% | +4.0% | ~100% | 1.6200% | Verified |
| 2022 | base year | — | ~100% | 1.8400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -8.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.9% | -1.1% | -0.2% | +10.2% | 2024 | -10.7% | 2025 |
| Assessment Ratio | 100.0% | 53.4% | — | 100.0% | 2025 | 6.5% | 2024 |
| 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 |
$1,463,237 | $1,398,505 | ~$1,421,457 | $1,463,237 | 2025 | $1,349,610 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$74,132,731 | ~$74,132,731 | ~2.0139% | ~$1,492,986 | -0.8% |
| 2027 | ~$73,520,559 | ~$73,520,559 | ~1.9814% | ~$1,456,728 | -1.6% |
| 2028 | ~$72,913,443 | ~$72,913,443 | ~1.9488% | ~$1,420,966 | -2.5% |
| 2029 | ~$72,311,339 | ~$72,311,339 | ~1.9163% | ~$1,385,696 | -3.3% |
| 2030 | ~$71,714,208 | ~$71,714,208 | ~1.8837% | ~$1,350,911 | -4.1% |
| 2026 | ~$72,637,731 | ~$72,637,731 | ~2.0465% | ~$1,486,520 | -2.8% |
| 2027 | ~$70,585,150 | ~$70,585,150 | ~2.0465% | ~$1,444,515 | -5.6% |
| 2028 | ~$68,590,570 | ~$68,590,570 | ~2.0465% | ~$1,403,696 | -8.2% |
| 2029 | ~$66,652,353 | ~$66,652,353 | ~2.0465% | ~$1,364,030 | -10.8% |
| 2030 | ~$64,768,906 | ~$64,768,906 | ~2.0465% | ~$1,325,486 | -13.4% |
| 2026 | ~$75,627,731 | ~$75,627,731 | ~1.9977% | ~$1,510,787 | +1.2% |
| 2027 | ~$76,515,768 | ~$76,515,768 | ~1.9488% | ~$1,491,170 | +2.4% |
| 2028 | ~$77,414,233 | ~$77,414,233 | ~1.9000% | ~$1,470,883 | +3.6% |
| 2029 | ~$78,323,248 | ~$78,323,248 | ~1.8512% | ~$1,449,915 | +4.8% |
| 2030 | ~$79,242,937 | ~$79,242,937 | ~1.8024% | ~$1,428,252 | +6.0% |
In 2025, this property's market value of $74,750,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 144× 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 | $74,750,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $83,750,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $76,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
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.