8201 RIVERSTONE DR TX 78724
| Owner | AMO VENTURES LLC |
|---|---|
| Parcel ID | 0217380503 |
| Short ID | 499837 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,120 SF |
| Land SF | 10,031 SF |
| Acres | 0.230 |
| Year Built | 1985 |
| Legal | LOT 1 BLK C COLONY MEADOWS SEC 1 |
| Neighborhood | C0605 |
| Land | $78,666 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $78,666 |
| Improvement | $524,077 |
|---|---|
| Total Improvement | $524,077 |
| Market | $602,743 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $602,743 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $602,743 |
| Taxable Value | $602,743 |
|---|
Appreciation: Market value has risen +87.2% from $322,000 (2021) to $602,743 (2025), a CAGR of 17.0% 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 $12,335. 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 ($78,666 land vs $524,077 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $602,743, 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 +17.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,319,707 by 2030, with an estimated annual tax burden around $18,286. 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.
9 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 | ✓ |
| 612 | TERRACE UNCOVERD | 312 SF | ✗ |
| 581 | STORAGE ATT | 168 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 98 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% | $5,576.58 | $5,576.58 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,158.48 | $3,158.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,265.38 | $2,265.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $711.38 | $711.38 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $623.24 | $623.24 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,335.06 | $12,335.06 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $408,105 | $602,743 | -32.3% |
| Assessed Value | $408,105 | $602,743 | -32.3% |
| Land Value | $78,666 | $78,666 | +0.0% |
| Improvement Value | $329,439 | $524,077 | -37.1% |
| Taxable Value | $408,105 | $602,743 | -32.3% |
| Total Tax 2026 = estimate |
~$8,352
Estimated
|
~$12,335
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $441,433 | $408,105 | -33,328 (-7.5%) |
| Taxable Value | $441,433 | $408,105 | -33,328 (-7.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $408,105 | $78,666 | $329,439 | — | $408,105 | $408,105 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $602,743 | $78,666 | $524,077 | — | $602,743 | $602,743 | ~$12,335 | Partial |
| 2024 | $654,349 | — | — | −$579,349 | $75,000 | $— | $10,884 | Verified |
| 2023 | $552,369 | — | — | −$477,369 | $75,000 | $— | $11,839 | Verified |
| 2022 | $470,200 | — | — | −$395,200 | $75,000 | $— | $10,909 | Verified |
| 2021 | $322,000 | — | — | −$297,000 | $25,000 | $— | $10,235 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -26.8% | -26.8% | ~100% | Not available | Partial |
| 2025 | +9.8% | +9.8% | ~100% | Not available | Partial |
| 2024 | -16.1% | -16.1% | ~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% | 3.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -32.3% | +8.4% | +28.1% | +46.0% | 2022 | -32.3% | 2026 |
| Assessment Ratio | 100.0% | 41.5% | — | 100.0% | 2025 | 7.8% | 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 |
$12,335 | $11,240 | ~$15,727 | $12,335 | 2025 | $10,235 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$705,020 | ~$663,017 | ~2.0139% | ~$13,353 | +17.0% |
| 2027 | ~$824,651 | ~$729,319 | ~1.9814% | ~$14,451 | +36.8% |
| 2028 | ~$964,583 | ~$802,251 | ~1.9488% | ~$15,635 | +60.0% |
| 2029 | ~$1,128,258 | ~$882,476 | ~1.9163% | ~$16,911 | +87.2% |
| 2030 | ~$1,319,707 | ~$970,724 | ~1.8837% | ~$18,286 | +119.0% |
| 2026 | ~$692,965 | ~$663,017 | ~2.0465% | ~$13,569 | +15.0% |
| 2027 | ~$796,692 | ~$729,319 | ~2.0465% | ~$14,925 | +32.2% |
| 2028 | ~$915,945 | ~$802,251 | ~2.0465% | ~$16,418 | +52.0% |
| 2029 | ~$1,053,048 | ~$882,476 | ~2.0465% | ~$18,060 | +74.7% |
| 2030 | ~$1,210,674 | ~$970,724 | ~2.0465% | ~$19,866 | +100.9% |
| 2026 | ~$717,075 | ~$663,017 | ~1.9977% | ~$13,245 | +19.0% |
| 2027 | ~$853,093 | ~$729,319 | ~1.9488% | ~$14,213 | +41.5% |
| 2028 | ~$1,014,912 | ~$802,251 | ~1.9000% | ~$15,243 | +68.4% |
| 2029 | ~$1,207,427 | ~$882,476 | ~1.8512% | ~$16,336 | +100.3% |
| 2030 | ~$1,436,458 | ~$970,724 | ~1.8024% | ~$17,496 | +138.3% |
In 2025, this property's market value of $602,743 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +16% 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 | $602,743 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $654,349 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $552,369 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $470,200 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $322,000 | $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.