8410 RIVERSTONE DR TX 78724
| Owner | PAMS JOSHUA |
|---|---|
| Parcel ID | 0217380409 |
| Short ID | 499827 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,120 SF |
| Land SF | 13,856 SF |
| Acres | 0.318 |
| Year Built | 1985 |
| Legal | LOT 9 BLK B COLONY MEADOWS SEC 2 |
| Neighborhood | C0605 |
| Land | $83,294 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $83,294 |
| Improvement | $577,959 |
|---|---|
| Total Improvement | $577,959 |
| Market | $661,253 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $661,253 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $661,253 |
| Taxable Value | $661,253 |
|---|
Appreciation: Market value has risen +160.3% from $254,000 (2021) to $661,253 (2025), a CAGR of 27.0% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $13,532. 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 13% of market value ($83,294 land vs $577,959 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $661,253, this parcel sits in the upper-middle (50th–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 +27.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,186,679 by 2030, with an estimated annual tax burden around $20,061. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,120 SF | ✗ |
| 1ST | 1st Floor | 1,560 SF | ✓ |
| 2ND | 2nd Floor | 1,560 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 252 SF | ✗ |
| 581 | STORAGE ATT | 168 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 98 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $6,117.91 | $6,117.91 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,465.08 | $3,465.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,485.29 | $2,485.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $780.43 | $780.43 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $683.74 | $683.74 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,532.45 | $13,532.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $447,112 | $661,253 | -32.4% |
| Assessed Value | $447,112 | $661,253 | -32.4% |
| Land Value | $83,294 | $83,294 | +0.0% |
| Improvement Value | $363,818 | $577,959 | -37.1% |
| Taxable Value | $447,112 | $661,253 | -32.4% |
| Total Tax 2026 = estimate |
~$9,150
Estimated
|
~$13,532
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $447,112 | $447,112 | +0 (+0.0%) |
| Taxable Value | $447,112 | $447,112 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $447,112 | $83,294 | $363,818 | — | $447,112 | $447,112 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $661,253 | $83,294 | $577,959 | — | $661,253 | $661,253 | ~$13,532 | Partial |
| 2024 | $661,408 | — | — | −$586,408 | $75,000 | $— | $11,649 | Verified |
| 2023 | $558,225 | — | — | −$483,225 | $75,000 | $— | $11,966 | Verified |
| 2022 | $491,453 | — | — | −$416,453 | $75,000 | $— | $11,025 | Verified |
| 2021 | $254,000 | — | — | −$229,000 | $25,000 | $— | $10,697 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -32.4% | -32.4% | ~100% | Not available | Partial |
| 2025 | +12.5% | +12.5% | ~100% | Not available | Partial |
| 2024 | -11.1% | -11.1% | ~100% | 1.9800% | Verified |
| 2023 | +18.5% | +18.5% | ~100% | 1.8100% | Verified |
| 2022 | +13.6% | +13.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 4.2100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -32.4% | +18.6% | +39.2% | +93.5% | 2022 | -32.4% | 2026 |
| Assessment Ratio | 100.0% | 41.6% | — | 100.0% | 2025 | 9.8% | 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 |
$13,532 | $11,774 | ~$17,253 | $13,532 | 2025 | $10,697 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$839,946 | ~$727,378 | ~2.0139% | ~$14,649 | +27.0% |
| 2027 | ~$1,066,927 | ~$800,116 | ~1.9814% | ~$15,853 | +61.3% |
| 2028 | ~$1,355,246 | ~$880,128 | ~1.9488% | ~$17,152 | +105.0% |
| 2029 | ~$1,721,478 | ~$968,141 | ~1.9163% | ~$18,552 | +160.3% |
| 2030 | ~$2,186,679 | ~$1,064,955 | ~1.8837% | ~$20,061 | +230.7% |
| 2026 | ~$826,721 | ~$727,378 | ~2.0465% | ~$14,886 | +25.0% |
| 2027 | ~$1,033,593 | ~$800,116 | ~2.0465% | ~$16,374 | +56.3% |
| 2028 | ~$1,292,233 | ~$880,128 | ~2.0465% | ~$18,012 | +95.4% |
| 2029 | ~$1,615,593 | ~$968,141 | ~2.0465% | ~$19,813 | +144.3% |
| 2030 | ~$2,019,868 | ~$1,064,955 | ~2.0465% | ~$21,794 | +205.5% |
| 2026 | ~$853,171 | ~$727,378 | ~1.9977% | ~$14,531 | +29.0% |
| 2027 | ~$1,100,789 | ~$800,116 | ~1.9488% | ~$15,593 | +66.5% |
| 2028 | ~$1,420,275 | ~$880,128 | ~1.9000% | ~$16,723 | +114.8% |
| 2029 | ~$1,832,486 | ~$968,141 | ~1.8512% | ~$17,922 | +177.1% |
| 2030 | ~$2,364,334 | ~$1,064,955 | ~1.8024% | ~$19,194 | +257.6% |
In 2025, this property's market value of $661,253 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +27% above 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 | $661,253 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $661,408 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $558,225 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $491,453 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $254,000 | $300,453 | $376,850 | $539,896 | ↓ Bottom 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.