3304 RED RIVER ST TX 78705
| Owner | VGR/RUSSELL III LTD |
|---|---|
| Parcel ID | 0216070712 |
| Short ID | 210637 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 10,868 SF |
| Land SF | 32,005 SF |
| Acres | 0.735 |
| Year Built | 1959 |
| Legal | LOT 27 OLT 6&9 DIV C BEAU SITE |
| Neighborhood | 05WC2 |
| Land | $3,200,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,200,500 |
| Improvement | $131,958 |
|---|---|
| Total Improvement | $131,958 |
| Market | $3,332,458 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,332,458 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,332,458 |
| Taxable Value | $3,332,458 |
|---|
Appreciation: Market value has risen +25.9% from $2,647,681 (2021) to $3,332,458 (2025), a CAGR of 5.9% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $68,198. 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 96% of market value ($3,200,500 land vs $131,958 improvements), about $100/SF of land. With value concentrated in the land under a ~67-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $3,332,458, 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 +5.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,442,613 by 2030, with an estimated annual tax burden around $83,687. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,100 SF | ✗ |
| 1ST | 1st Floor | 5,436 SF | ✓ |
| 2ND | 2nd Floor | 5,432 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 1,728 SF | ✗ |
| SO | Sketch Only | 952 SF | ✗ |
| 601 | POOL COMM'L | 800 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 476 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 476 SF | ✗ |
| 435 | FENCE IRON LF | 60 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 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% | $30,831.90 | $30,831.90 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,462.65 | $17,462.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,524.88 | $12,524.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,933.07 | $3,933.07 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,445.76 | $3,445.76 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $68,198.26 | $68,198.26 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,337,033 | $3,332,458 | +0.1% |
| Assessed Value | $3,337,033 | $3,332,458 | +0.1% |
| Land Value | $3,200,500 | $3,200,500 | +0.0% |
| Improvement Value | $136,533 | $131,958 | +3.5% |
| Taxable Value | $3,337,033 | $3,332,458 | +0.1% |
| Total Tax 2026 = estimate |
~$68,292
Estimated
|
~$68,198
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,337,033 | $3,337,033 | +0 (+0.0%) |
| Taxable Value | $3,337,033 | $3,337,033 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,337,033 | $3,200,500 | $136,533 | — | $3,337,033 | $3,337,033 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,332,458 | $3,200,500 | $131,958 | — | $3,332,458 | $3,332,458 | ~$68,198 | Partial |
| 2024 | $2,946,891 | — | — | — | $3,200,500 ! | $— | $66,014 | Verified |
| 2023 | $2,612,466 | — | — | — | $2,946,891 ! | $— | $53,317 | Verified |
| 2022 | $2,587,204 | — | — | −$26,804 | $2,560,400 | $— | $51,594 | Verified |
| 2021 | $2,647,681 | — | — | −$87,281 | $2,560,400 | $— | $56,315 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +13.0% | +13.0% | ~100% | 1.9800% | Verified |
| 2023 | +12.8% | +12.8% | ~100% | 1.8100% | Verified |
| 2022 | +1.0% | +1.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +28.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +4.9% | +5.9% | +13.1% | 2025 | -2.3% | 2022 |
| Assessment Ratio | 100.0% | 102.9% | — | 112.8% | 2023 | 96.7% | 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 |
$68,198 | $59,088 | ~$77,280 | $68,198 | 2025 | $51,594 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,529,713 | ~$3,529,713 | ~2.0139% | ~$71,086 | +5.9% |
| 2027 | ~$3,738,645 | ~$3,738,645 | ~1.9814% | ~$74,077 | +12.2% |
| 2028 | ~$3,959,943 | ~$3,959,943 | ~1.9488% | ~$77,173 | +18.8% |
| 2029 | ~$4,194,341 | ~$4,194,341 | ~1.9163% | ~$80,376 | +25.9% |
| 2030 | ~$4,442,613 | ~$4,442,613 | ~1.8837% | ~$83,687 | +33.3% |
| 2026 | ~$3,463,064 | ~$3,463,064 | ~2.0465% | ~$70,871 | +3.9% |
| 2027 | ~$3,598,789 | ~$3,598,789 | ~2.0465% | ~$73,649 | +8.0% |
| 2028 | ~$3,739,833 | ~$3,739,833 | ~2.0465% | ~$76,535 | +12.2% |
| 2029 | ~$3,886,406 | ~$3,886,406 | ~2.0465% | ~$79,535 | +16.6% |
| 2030 | ~$4,038,722 | ~$4,038,722 | ~2.0465% | ~$82,652 | +21.2% |
| 2026 | ~$3,596,363 | ~$3,596,363 | ~1.9977% | ~$71,843 | +7.9% |
| 2027 | ~$3,881,166 | ~$3,881,166 | ~1.9488% | ~$75,638 | +16.5% |
| 2028 | ~$4,188,524 | ~$4,188,524 | ~1.9000% | ~$79,583 | +25.7% |
| 2029 | ~$4,520,222 | ~$4,520,222 | ~1.8512% | ~$83,678 | +35.6% |
| 2030 | ~$4,878,189 | ~$4,878,189 | ~1.8024% | ~$87,923 | +46.4% |
In 2025, this property's market value of $3,332,458 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 6× 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 | $3,332,458 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $2,946,891 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $2,612,466 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $2,587,204 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $2,647,681 | $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.