3301 RED RIVER ST TX 78705
| Owner | UT RED RIVER RESIDENCE LLC |
|---|---|
| Parcel ID | 0215080219 |
| Short ID | 208935 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 17,250 SF |
| Land SF | 21,641 SF |
| Acres | 0.497 |
| Year Built | 1963 |
| Legal | LOT 15&16 LESS W 20.31FT OLT 22 DIV C HANCOCK PARK |
| Neighborhood | 06WC2 |
| Land | $2,164,100 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,164,100 |
| Improvement | $4,908,400 |
|---|---|
| Total Improvement | $4,908,400 |
| Market | $7,072,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,072,500 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,072,500 |
| Taxable Value | $7,072,500 |
|---|
Appreciation: Market value has risen +78.3% from $3,967,500 (2021) to $7,072,500 (2025), a CAGR of 15.5% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $144,738. 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 31% of market value ($2,164,100 land vs $4,908,400 improvements), about $100/SF of land. Most value sits in the improvements, so building condition, age (~63 yrs), and rent roll drive the underwriting.
Submarket Position: At $7,072,500, 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 +15.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $14,567,767 by 2030, with an estimated annual tax burden around $214,565. 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.
15 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 6,902 SF | ✓ |
| SO | Sketch Only | 6,893 SF | ✗ |
| 3RD | 3rd Floor | 5,902 SF | ✓ |
| 591 | MASONRY TRIM SF | 4,872 SF | ✗ |
| 1ST | 1st Floor | 4,446 SF | ✓ |
| 551 | PAVED AREA | 3,819 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 2,039 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,758 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 1,252 SF | ✗ |
| 601 | POOL COMM'L | 384 SF | ✗ |
| 581C | STORAGE ATT COMM | 224 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 509 | CANOPY FV | 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% | $65,434.77 | $65,434.77 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $37,061.10 | $37,061.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $26,581.64 | $26,581.64 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,347.18 | $8,347.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,312.97 | $7,312.97 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $144,737.66 | $144,737.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,201,875 | $7,072,500 | +1.8% |
| Assessed Value | $7,201,875 | $7,072,500 | +1.8% |
| Land Value | $2,164,100 | $2,164,100 | +0.0% |
| Improvement Value | $5,037,775 | $4,908,400 | +2.6% |
| Taxable Value | $7,201,875 | $7,072,500 | +1.8% |
| Total Tax 2026 = estimate |
~$147,385
Estimated
|
~$144,738
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,201,875 | $7,201,875 | +0 (+0.0%) |
| Taxable Value | $7,201,875 | $7,201,875 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,201,875 | $2,164,100 | $5,037,775 | — | $7,201,875 | $7,201,875 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,072,500 | $2,164,100 | $4,908,400 | — | $7,072,500 | $7,072,500 | ~$144,738 | Partial |
| 2024 | $4,398,750 | — | — | −$2,234,650 | $2,164,100 | $— | $129,908 | Verified |
| 2023 | $3,967,500 | — | — | −$1,803,400 | $2,164,100 | $— | $79,584 | Verified |
| 2022 | $3,967,500 | — | — | −$2,236,220 | $1,731,280 | $— | $78,355 | Verified |
| 2021 | $3,967,500 | — | — | −$2,236,220 | $1,731,280 | $— | $86,360 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.8% | +1.8% | ~100% | Not available | Partial |
| 2025 | +7.9% | +7.9% | ~100% | Not available | Partial |
| 2024 | +49.0% | +49.0% | ~100% | 1.9800% | Verified |
| 2023 | +10.9% | +10.9% | ~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): +78.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.8% | +14.7% | +15.1% | +60.8% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 65.1% | — | 100.0% | 2025 | 43.6% | 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 |
$144,738 | $103,789 | ~$184,538 | $144,738 | 2025 | $78,355 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,172,162 | ~$7,779,750 | ~2.0139% | ~$156,679 | +15.5% |
| 2027 | ~$9,442,804 | ~$8,557,725 | ~1.9814% | ~$169,562 | +33.5% |
| 2028 | ~$10,911,010 | ~$9,413,498 | ~1.9488% | ~$183,454 | +54.3% |
| 2029 | ~$12,607,500 | ~$10,354,847 | ~1.9163% | ~$198,429 | +78.3% |
| 2030 | ~$14,567,767 | ~$11,390,332 | ~1.8837% | ~$214,565 | +106.0% |
| 2026 | ~$8,030,712 | ~$7,779,750 | ~2.0465% | ~$159,211 | +13.5% |
| 2027 | ~$9,118,746 | ~$8,557,725 | ~2.0465% | ~$175,133 | +28.9% |
| 2028 | ~$10,354,192 | ~$9,413,498 | ~2.0465% | ~$192,646 | +46.4% |
| 2029 | ~$11,757,022 | ~$10,354,847 | ~2.0465% | ~$211,910 | +66.2% |
| 2030 | ~$13,349,912 | ~$11,390,332 | ~2.0465% | ~$233,101 | +88.8% |
| 2026 | ~$8,313,612 | ~$7,779,750 | ~1.9977% | ~$155,413 | +17.5% |
| 2027 | ~$9,772,519 | ~$8,557,725 | ~1.9488% | ~$166,776 | +38.2% |
| 2028 | ~$11,487,442 | ~$9,413,498 | ~1.9000% | ~$178,858 | +62.4% |
| 2029 | ~$13,503,306 | ~$10,354,847 | ~1.8512% | ~$191,688 | +90.9% |
| 2030 | ~$15,872,923 | ~$11,390,332 | ~1.8024% | ~$205,296 | +124.4% |
In 2025, this property's market value of $7,072,500 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 14× 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 | $7,072,500 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $4,398,750 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $3,967,500 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $3,967,500 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,967,500 | $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.