8413 RIVERSTONE DR TX 78724
| Owner | ENZO PROPERTY MANAGEMENT LLC |
|---|---|
| Parcel ID | 0217380518 |
| Short ID | 499852 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,520 SF |
| Land SF | 8,800 SF |
| Acres | 0.202 |
| Year Built | 1985 |
| Legal | LOT 16 BLK C COLONY MEADOWS SEC 2 |
| Neighborhood | C0605 |
| Land | $77,177 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $77,177 |
| Improvement | $576,370 |
|---|---|
| Total Improvement | $576,370 |
| Market | $653,547 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $653,547 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $653,547 |
| Taxable Value | $653,547 |
|---|
Appreciation: Market value has risen +102.0% from $323,500 (2021) to $653,547 (2025), a CAGR of 19.2% 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 $13,375. 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 12% of market value ($77,177 land vs $576,370 improvements), about $9/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $653,547, 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 +19.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,574,092 by 2030, with an estimated annual tax burden around $19,827. 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 | 3,520 SF | ✗ |
| 1ST | 1st Floor | 1,760 SF | ✓ |
| 2ND | 2nd Floor | 1,760 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 96 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 96 SF | ✗ |
| 581 | STORAGE ATT | 96 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% | $6,046.62 | $6,046.62 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,424.70 | $3,424.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,456.32 | $2,456.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $771.34 | $771.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $675.77 | $675.77 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,374.75 | $13,374.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $430,000 | $653,547 | -34.2% |
| Assessed Value | $430,000 | $653,547 | -34.2% |
| Land Value | $77,177 | $77,177 | +0.0% |
| Improvement Value | $352,823 | $576,370 | -38.8% |
| Taxable Value | $430,000 | $653,547 | -34.2% |
| Total Tax 2026 = estimate |
~$8,800
Estimated
|
~$13,375
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $430,000 | $430,000 | +0 (+0.0%) |
| Taxable Value | $430,000 | $430,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $430,000 | $77,177 | $352,823 | — | $430,000 | $430,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $653,547 | $77,177 | $576,370 | — | $653,547 | $653,547 | ~$13,375 | Partial |
| 2024 | $620,159 | — | — | −$545,159 | $75,000 | $— | $10,992 | Verified |
| 2023 | $497,196 | — | — | −$422,196 | $75,000 | $— | $11,220 | Verified |
| 2022 | $485,000 | — | — | −$410,000 | $75,000 | $— | $9,819 | Verified |
| 2021 | $323,500 | — | — | −$298,500 | $25,000 | $— | $10,557 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -34.2% | -34.2% | ~100% | Not available | Partial |
| 2025 | +17.8% | +17.8% | ~100% | Not available | Partial |
| 2024 | -10.6% | -10.6% | ~100% | 1.9800% | Verified |
| 2023 | +24.7% | +24.7% | ~100% | 1.8100% | Verified |
| 2022 | +2.5% | +2.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -34.2% | +9.7% | +31.6% | +49.9% | 2022 | -34.2% | 2026 |
| Assessment Ratio | 100.0% | 41.7% | — | 100.0% | 2025 | 7.7% | 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 |
$13,375 | $11,193 | ~$17,052 | $13,375 | 2025 | $9,819 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$779,161 | ~$718,902 | ~2.0139% | ~$14,478 | +19.2% |
| 2027 | ~$928,920 | ~$790,792 | ~1.9814% | ~$15,669 | +42.1% |
| 2028 | ~$1,107,462 | ~$869,871 | ~1.9488% | ~$16,952 | +69.5% |
| 2029 | ~$1,320,320 | ~$956,858 | ~1.9163% | ~$18,336 | +102.0% |
| 2030 | ~$1,574,092 | ~$1,052,544 | ~1.8837% | ~$19,827 | +140.9% |
| 2026 | ~$766,091 | ~$718,902 | ~2.0465% | ~$14,712 | +17.2% |
| 2027 | ~$898,014 | ~$790,792 | ~2.0465% | ~$16,183 | +37.4% |
| 2028 | ~$1,052,656 | ~$869,871 | ~2.0465% | ~$17,802 | +61.1% |
| 2029 | ~$1,233,928 | ~$956,858 | ~2.0465% | ~$19,582 | +88.8% |
| 2030 | ~$1,446,416 | ~$1,052,544 | ~2.0465% | ~$21,540 | +121.3% |
| 2026 | ~$792,232 | ~$718,902 | ~1.9977% | ~$14,361 | +21.2% |
| 2027 | ~$960,347 | ~$790,792 | ~1.9488% | ~$15,411 | +46.9% |
| 2028 | ~$1,164,137 | ~$869,871 | ~1.9000% | ~$16,528 | +78.1% |
| 2029 | ~$1,411,172 | ~$956,858 | ~1.8512% | ~$17,713 | +115.9% |
| 2030 | ~$1,710,628 | ~$1,052,544 | ~1.8024% | ~$18,971 | +161.7% |
In 2025, this property's market value of $653,547 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +26% 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 | $653,547 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $620,159 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $497,196 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $485,000 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $323,500 | $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.