3214 RED RIVER ST TX 78705
| Owner | SHEN HAIBO |
|---|---|
| Parcel ID | 0215061208 |
| Short ID | 208872 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 24,814 SF |
| Land SF | 30,513 SF |
| Acres | 0.700 |
| Year Built | 1966 |
| Legal | 0.7005 AC OF LOT 28 OLT 6&9 DIV C BEAU SITE |
| Neighborhood | 06WC1 |
| Land | $3,051,300 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,051,300 |
| Improvement | $3,228,700 |
|---|---|
| Total Improvement | $3,228,700 |
| Market | $6,280,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,280,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,280,000 |
| Taxable Value | $6,280,000 |
|---|
Appreciation: Market value has risen +10.0% from $5,707,220 (2021) to $6,280,000 (2025), a CAGR of 2.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 $128,519. 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 49% of market value ($3,051,300 land vs $3,228,700 improvements), about $100/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $6,280,000, 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 +2.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,077,476 by 2030, with an estimated annual tax burden around $133,321. 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.
18 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 13,385 SF | ✓ |
| 1ST | 1st Floor | 11,429 SF | ✓ |
| 487 | PARKING UNDER | 9,344 SF | ✓ |
| 551 | PAVED AREA | 7,200 SF | ✗ |
| 611 | TERRACE | 4,935 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,806 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,482 SF | ✗ |
| 601 | POOL COMM'L | 864 SF | ✗ |
| UBSMT | Unfinished Basement | 738 SF | ✓ |
| 501 | CANOPY | 634 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 409 | SOLAR/WIND DEVICES COMM | 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% | $58,102.56 | $58,102.56 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $32,908.27 | $32,908.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $23,603.07 | $23,603.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7,411.84 | $7,411.84 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $6,493.52 | $6,493.52 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $128,519.26 | $128,519.26 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,280,000 | $6,280,000 | +0.0% |
| Assessed Value | $6,280,000 | $6,280,000 | +0.0% |
| Land Value | $3,051,300 | $3,051,300 | +0.0% |
| Improvement Value | $3,228,700 | $3,228,700 | +0.0% |
| Taxable Value | $6,280,000 | $6,280,000 | +0.0% |
| Total Tax 2026 = estimate |
~$128,519
Estimated
|
~$128,519
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,734,180 | $6,280,000 | -454,180 (-6.7%) |
| Taxable Value | $6,734,180 | $6,280,000 | -454,180 (-6.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,280,000 | $3,051,300 | $3,228,700 | — | $6,280,000 | $6,280,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,280,000 | $3,051,300 | $3,228,700 | — | $6,280,000 | $6,280,000 | ~$128,519 | Partial |
| 2024 | $6,079,430 | — | — | −$3,028,130 | $3,051,300 | $— | $127,860 | Verified |
| 2023 | $5,707,220 | — | — | −$2,655,920 | $3,051,300 | $— | $109,992 | Verified |
| 2022 | $5,707,220 | — | — | −$3,266,180 | $2,441,040 | $— | $112,713 | Verified |
| 2021 | $5,707,220 | — | — | −$3,266,180 | $2,441,040 | $— | $124,228 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.2% | +7.2% | ~100% | Not available | Partial |
| 2025 | -2.7% | -2.7% | ~100% | Not available | Partial |
| 2024 | +6.1% | +6.1% | ~100% | 1.9800% | Verified |
| 2023 | +6.5% | +6.5% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +10.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +2.0% | +2.4% | +6.5% | 2024 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 64.9% | — | 100.0% | 2025 | 42.8% | 2021 |
| 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 |
$128,519 | $120,662 | ~$131,458 | $128,519 | 2025 | $109,992 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,431,961 | ~$6,431,961 | ~2.0139% | ~$129,536 | +2.4% |
| 2027 | ~$6,587,599 | ~$6,587,599 | ~1.9814% | ~$130,526 | +4.9% |
| 2028 | ~$6,747,003 | ~$6,747,003 | ~1.9488% | ~$131,488 | +7.4% |
| 2029 | ~$6,910,265 | ~$6,910,265 | ~1.9163% | ~$132,421 | +10.0% |
| 2030 | ~$7,077,476 | ~$7,077,476 | ~1.8837% | ~$133,321 | +12.7% |
| 2026 | ~$6,306,361 | ~$6,306,361 | ~2.0465% | ~$129,059 | +0.4% |
| 2027 | ~$6,332,833 | ~$6,332,833 | ~2.0465% | ~$129,600 | +0.8% |
| 2028 | ~$6,359,415 | ~$6,359,415 | ~2.0465% | ~$130,144 | +1.3% |
| 2029 | ~$6,386,110 | ~$6,386,110 | ~2.0465% | ~$130,691 | +1.7% |
| 2030 | ~$6,412,916 | ~$6,412,916 | ~2.0465% | ~$131,239 | +2.1% |
| 2026 | ~$6,557,561 | ~$6,557,561 | ~1.9977% | ~$130,998 | +4.4% |
| 2027 | ~$6,847,389 | ~$6,847,389 | ~1.9488% | ~$133,445 | +9.0% |
| 2028 | ~$7,150,028 | ~$7,150,028 | ~1.9000% | ~$135,852 | +13.9% |
| 2029 | ~$7,466,042 | ~$7,466,042 | ~1.8512% | ~$138,211 | +18.9% |
| 2030 | ~$7,796,023 | ~$7,796,023 | ~1.8024% | ~$140,513 | +24.1% |
In 2025, this property's market value of $6,280,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 12× 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 | $6,280,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $6,079,430 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $5,707,220 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $5,707,220 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $5,707,220 | $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.