8404 RIVERSTONE DR TX 78724
| Owner | HOSSAIN ZABEER & AHAMED & |
|---|---|
| Parcel ID | 0217380412 |
| Short ID | 499830 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,968 SF |
| Land SF | 12,498 SF |
| Acres | 0.287 |
| Year Built | 1985 |
| Legal | LOT 12 BLK B COLONY MEADOWS SEC 2 |
| Neighborhood | C0605 |
| Land | $81,650 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $81,650 |
| Improvement | $639,092 |
|---|---|
| Total Improvement | $639,092 |
| Market | $720,742 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $720,742 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $720,742 |
| Taxable Value | $720,742 |
|---|
Appreciation: Market value has risen +98.5% from $363,066 (2021) to $720,742 (2025), a CAGR of 18.7% 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 $14,750. 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 11% of market value ($81,650 land vs $639,092 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $720,742, 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 +18.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,698,332 by 2030, with an estimated annual tax burden around $21,866. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,968 SF | ✗ |
| 1ST | 1st Floor | 2,112 SF | ✓ |
| 2ND | 2nd Floor | 1,856 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 176 SF | ✗ |
| 581 | STORAGE ATT | 64 SF | ✓ |
| 251 | BATHROOM | 6 SF | ✓ |
| 522 | FIREPLACE | 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% | $6,668.30 | $6,668.30 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,776.81 | $3,776.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,708.87 | $2,708.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $850.64 | $850.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $745.25 | $745.25 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,749.87 | $14,749.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $513,653 | $720,742 | -28.7% |
| Assessed Value | $513,653 | $720,742 | -28.7% |
| Land Value | $81,650 | $81,650 | +0.0% |
| Improvement Value | $432,003 | $639,092 | -32.4% |
| Taxable Value | $513,653 | $720,742 | -28.7% |
| Total Tax 2026 = estimate |
~$10,512
Estimated
|
~$14,750
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $513,653 | $513,653 | +0 (+0.0%) |
| Taxable Value | $513,653 | $513,653 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $513,653 | $81,650 | $432,003 | — | $513,653 | $513,653 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $720,742 | $81,650 | $639,092 | — | $720,742 | $720,742 | ~$14,750 | Partial |
| 2024 | $657,771 | — | — | −$582,771 | $75,000 | $— | $12,997 | Verified |
| 2023 | $544,734 | — | — | −$469,734 | $75,000 | $— | $11,901 | Verified |
| 2022 | $521,000 | — | — | −$446,000 | $75,000 | $— | $10,758 | Verified |
| 2021 | $363,066 | — | — | −$338,066 | $25,000 | $— | $11,340 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -28.7% | -28.7% | ~100% | Not available | Partial |
| 2025 | +9.9% | +9.9% | ~100% | Not available | Partial |
| 2024 | -0.3% | -0.3% | ~100% | 1.9800% | Verified |
| 2023 | +20.8% | +20.8% | ~100% | 1.8100% | Verified |
| 2022 | +4.6% | +4.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.1200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +38.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -28.7% | +10.0% | +28.3% | +43.5% | 2022 | -28.7% | 2026 |
| Assessment Ratio | 100.0% | 41.1% | — | 100.0% | 2025 | 6.9% | 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 |
$14,750 | $12,349 | ~$18,806 | $14,750 | 2025 | $10,758 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$855,517 | ~$792,816 | ~2.0139% | ~$15,967 | +18.7% |
| 2027 | ~$1,015,493 | ~$872,098 | ~1.9814% | ~$17,280 | +40.9% |
| 2028 | ~$1,205,384 | ~$959,308 | ~1.9488% | ~$18,695 | +67.2% |
| 2029 | ~$1,430,784 | ~$1,055,238 | ~1.9163% | ~$20,221 | +98.5% |
| 2030 | ~$1,698,332 | ~$1,160,762 | ~1.8837% | ~$21,866 | +135.6% |
| 2026 | ~$841,102 | ~$792,816 | ~2.0465% | ~$16,225 | +16.7% |
| 2027 | ~$981,561 | ~$872,098 | ~2.0465% | ~$17,847 | +36.2% |
| 2028 | ~$1,145,476 | ~$959,308 | ~2.0465% | ~$19,632 | +58.9% |
| 2029 | ~$1,336,763 | ~$1,055,238 | ~2.0465% | ~$21,595 | +85.5% |
| 2030 | ~$1,559,995 | ~$1,160,762 | ~2.0465% | ~$23,755 | +116.4% |
| 2026 | ~$869,931 | ~$792,816 | ~1.9977% | ~$15,838 | +20.7% |
| 2027 | ~$1,050,002 | ~$872,098 | ~1.9488% | ~$16,996 | +45.7% |
| 2028 | ~$1,267,346 | ~$959,308 | ~1.9000% | ~$18,227 | +75.8% |
| 2029 | ~$1,529,679 | ~$1,055,238 | ~1.8512% | ~$19,535 | +112.2% |
| 2030 | ~$1,846,314 | ~$1,160,762 | ~1.8024% | ~$20,921 | +156.2% |
In 2025, this property's market value of $720,742 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +39% 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 | $720,742 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $657,771 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $544,734 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $521,000 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $363,066 | $300,453 | $376,850 | $539,896 | ↓ Below median | 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.