4420 RED RIVER ST TX 78751
| Owner | KOLT GAVIN MATTHEW |
|---|---|
| Parcel ID | 0219080907 |
| Short ID | 215013 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,093 SF |
| Land SF | 7,806 SF |
| Acres | 0.179 |
| Year Built | 2012 |
| Legal | LOT 10 & N 20FT LOT 11 BLK 9 OLT 15 DIV C RIDGETOP ANNEX |
| Neighborhood | Z64005 |
| Land | $381,605 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $381,605 |
| Improvement | $318,986 |
|---|---|
| Total Improvement | $318,986 |
| Market | $700,591 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $700,591 |
| Value Limitation Adjustment (−) (homestead cap) | −$32,700 |
| Net Appraised (assessed) | $667,891 |
| Taxable Value | $667,891 |
|---|
Appreciation: Market value has fallen -9.2% from $771,547 (2021) to $700,591 (2025), a CAGR of -2.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $13,668. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($667,891) is $32,700 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Multi-family residential. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 54% of market value ($381,605 land vs $318,986 improvements), about $49/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $700,591, 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 -2.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $621,001 by 2030, with an estimated annual tax burden around $11,698. 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 | 3,093 SF | ✗ |
| 1ST | 1st Floor | 1,575 SF | ✓ |
| 2ND | 2nd Floor | 1,518 SF | ✓ |
| 581 | STORAGE ATT | 228 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 168 SF | ✗ |
| 512 | DECK UNCOVRED | 108 SF | ✗ |
| 612 | TERRACE UNCOVERD | 20 SF | ✗ |
| 251 | BATHROOM | 6 SF | ✓ |
| 252 | BEDROOMS | 6 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% | $6,179.33 | $6,179.33 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,499.86 | $3,499.86 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,510.23 | $2,510.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $788.26 | $788.26 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $690.60 | $690.60 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,668.28 | $13,668.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $800,000 | $700,591 | +14.2% |
| Assessed Value | $800,000 | $667,891 | +19.8% |
| Land Value | $295,045 | $381,605 | -22.7% |
| Improvement Value | $504,955 | $318,986 | +58.3% |
| Taxable Value | $800,000 | $667,891 | +19.8% |
| Total Tax 2026 = estimate |
~$16,372
Estimated
|
~$13,668
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $800,000 | $800,000 | +0 (+0.0%) |
| Taxable Value | $800,000 | $800,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $800,000 | $295,045 | $504,955 | — | $800,000 | $800,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $700,591 | $381,605 | $318,986 | −$32,700 | $667,891 | $667,891 | ~$13,668 | Partial |
| 2024 | $1,060,476 | — | — | −$710,476 | $350,000 | $— | $11,030 | Verified |
| 2023 | $1,188,475 | — | — | −$838,475 | $350,000 | $— | $19,187 | Verified |
| 2022 | $1,015,441 | — | — | −$665,441 | $350,000 | $— | $23,471 | Verified |
| 2021 | $771,547 | — | — | −$446,547 | $325,000 | $— | $22,103 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +14.2% | +19.8% | ~100% | Not available | Partial |
| 2025 | +25.9% | +20.0% | 95.3% | Not available | Partial |
| 2024 | -47.5% | -47.5% | ~100% | 1.9800% | Verified |
| 2023 | -10.8% | -10.8% | ~100% | 1.8100% | Verified |
| 2022 | +17.0% | +17.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -31.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +14.2% | +3.6% | -4.8% | +31.6% | 2022 | -33.9% | 2025 |
| Assessment Ratio | 100.0% | 55.7% | — | 100.0% | 2026 | 29.4% | 2023 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,668 | $17,892 | ~$12,718 | $23,471 | 2022 | $11,030 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$683,896 | ~$683,896 | ~2.0139% | ~$13,773 | -2.4% |
| 2027 | ~$667,599 | ~$667,599 | ~1.9814% | ~$13,228 | -4.7% |
| 2028 | ~$651,690 | ~$651,690 | ~1.9488% | ~$12,700 | -7.0% |
| 2029 | ~$636,161 | ~$636,161 | ~1.9163% | ~$12,191 | -9.2% |
| 2030 | ~$621,001 | ~$621,001 | ~1.8837% | ~$11,698 | -11.4% |
| 2026 | ~$669,884 | ~$669,884 | ~2.0465% | ~$13,709 | -4.4% |
| 2027 | ~$640,523 | ~$640,523 | ~2.0465% | ~$13,108 | -8.6% |
| 2028 | ~$612,449 | ~$612,449 | ~2.0465% | ~$12,534 | -12.6% |
| 2029 | ~$585,606 | ~$585,606 | ~2.0465% | ~$11,984 | -16.4% |
| 2030 | ~$559,939 | ~$559,939 | ~2.0465% | ~$11,459 | -20.1% |
| 2026 | ~$697,908 | ~$697,908 | ~1.9977% | ~$13,942 | -0.4% |
| 2027 | ~$695,235 | ~$695,235 | ~1.9488% | ~$13,549 | -0.8% |
| 2028 | ~$692,572 | ~$692,572 | ~1.9000% | ~$13,159 | -1.1% |
| 2029 | ~$689,920 | ~$689,920 | ~1.8512% | ~$12,772 | -1.5% |
| 2030 | ~$687,278 | ~$687,278 | ~1.8024% | ~$12,387 | -1.9% |
In 2025, this property's market value of $700,591 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +35% 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 | $700,591 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $1,060,476 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,188,475 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,015,441 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $771,547 | $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.