4003 RED RIVER ST TX 78751
| Owner | UESHIMA GOTA |
|---|---|
| Parcel ID | 0217090402 |
| Short ID | 211804 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 10,140 SF |
| Land SF | 18,404 SF |
| Acres | 0.422 |
| Year Built | 1966 |
| Legal | LOTS 1&2 RESUB S 1/2 OF BLK 12 OLT 20-21 DIV C PLAINVIEW HEIGHTS |
| Neighborhood | 05WC2 |
| Land | $920,205 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $920,205 |
| Improvement | $1,339,795 |
|---|---|
| Total Improvement | $1,339,795 |
| Market | $2,260,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,260,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,260,000 |
| Taxable Value | $2,260,000 |
|---|
Appreciation: Market value has risen +1.3% from $2,230,800 (2021) to $2,260,000 (2025), a CAGR of 0.3% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $46,251. 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 41% of market value ($920,205 land vs $1,339,795 improvements), about $50/SF of land. Most value sits in the improvements, so building condition, age (~60 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,260,000, 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 +0.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,297,038 by 2030, with an estimated annual tax burden around $43,270. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,840 SF | ✗ |
| 1ST | 1st Floor | 5,070 SF | ✓ |
| 2ND | 2nd Floor | 5,070 SF | ✓ |
| 591 | MASONRY TRIM SF | 2,350 SF | ✗ |
| SO | Sketch Only | 1,146 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,073 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,073 SF | ✗ |
| 581C | STORAGE ATT COMM | 366 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 531 | OBS FENCE | 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% | $20,067.59 | $20,067.59 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,365.93 | $11,365.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,152.08 | $8,152.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,559.92 | $2,559.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,242.75 | $2,242.75 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $44,388.27 | $44,388.27 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,856,000 | $2,260,000 | +26.4% |
| Assessed Value | $2,602,800 | $2,260,000 | +15.2% |
| Land Value | $920,205 | $920,205 | +0.0% |
| Improvement Value | $1,935,795 | $1,339,795 | +44.5% |
| Taxable Value | $2,602,800 | $2,260,000 | +15.2% |
| HS Cap Loss | -$253,200 | — | |
| Total Tax 2026 = estimate |
~$53,266
Estimated
|
~$44,388
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,856,000 | $2,856,000 | +0 (+0.0%) |
| Taxable Value | $2,602,800 | $2,602,800 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,856,000 | $920,205 | $1,935,795 | −$253,200 | $2,602,800 | $2,602,800 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,260,000 | $920,205 | $1,339,795 | — | $2,260,000 | $2,260,000 | ~$44,388 | Partial |
| 2024 | $2,270,000 | — | — | −$1,349,795 | $920,205 | $— | $44,789 | Verified |
| 2023 | $2,068,931 | — | — | −$1,148,726 | $920,205 | $— | $41,070 | Verified |
| 2022 | $2,176,451 | — | — | −$1,256,246 | $920,205 | $— | $40,860 | Verified |
| 2021 | $2,230,800 | — | — | −$1,310,595 | $920,205 | $— | $47,374 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +26.4% | +15.2% | 91.1% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -0.4% | -0.4% | ~100% | 1.9800% | Verified |
| 2023 | +9.7% | +9.7% | ~100% | 1.8100% | Verified |
| 2022 | -4.9% | -4.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +26.4% | +5.7% | -3.9% | +26.4% | 2026 | -4.9% | 2023 |
| Assessment Ratio | 91.1% | 59.9% | — | 100.0% | 2025 | 40.5% | 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 |
$44,388 | $43,696 | ~$44,471 | $47,374 | 2021 | $40,860 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,267,360 | ~$2,267,360 | ~2.0139% | ~$45,663 | +0.3% |
| 2027 | ~$2,274,743 | ~$2,274,743 | ~1.9814% | ~$45,071 | +0.7% |
| 2028 | ~$2,282,151 | ~$2,282,151 | ~1.9488% | ~$44,475 | +1.0% |
| 2029 | ~$2,289,582 | ~$2,289,582 | ~1.9163% | ~$43,875 | +1.3% |
| 2030 | ~$2,297,038 | ~$2,297,038 | ~1.8837% | ~$43,270 | +1.6% |
| 2026 | ~$2,222,160 | ~$2,222,160 | ~2.0465% | ~$45,476 | -1.7% |
| 2027 | ~$2,184,953 | ~$2,184,953 | ~2.0465% | ~$44,715 | -3.3% |
| 2028 | ~$2,148,369 | ~$2,148,369 | ~2.0465% | ~$43,966 | -4.9% |
| 2029 | ~$2,112,397 | ~$2,112,397 | ~2.0465% | ~$43,230 | -6.5% |
| 2030 | ~$2,077,028 | ~$2,077,028 | ~2.0465% | ~$42,506 | -8.1% |
| 2026 | ~$2,312,560 | ~$2,312,560 | ~1.9977% | ~$46,197 | +2.3% |
| 2027 | ~$2,366,341 | ~$2,366,341 | ~1.9488% | ~$46,116 | +4.7% |
| 2028 | ~$2,421,374 | ~$2,421,374 | ~1.9000% | ~$46,007 | +7.1% |
| 2029 | ~$2,477,687 | ~$2,477,687 | ~1.8512% | ~$45,867 | +9.6% |
| 2030 | ~$2,535,309 | ~$2,535,309 | ~1.8024% | ~$45,696 | +12.2% |
In 2025, this property's market value of $2,260,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 4× 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 | $2,260,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $2,270,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $2,068,931 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $2,176,451 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $2,230,800 | $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.