4704 RED RIVER ST TX 78751
| Owner | MADDOX MILTON T |
|---|---|
| Parcel ID | 0220101212 |
| Short ID | 216266 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,487 SF |
| Land SF | 7,409 SF |
| Acres | 0.170 |
| Year Built | 1957 |
| Legal | LOT 2 WORLEY ADDN SEC 2 |
| Neighborhood | Z65005 |
| Land | $576,104 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $576,104 |
| Improvement | $78,875 |
|---|---|
| Total Improvement | $78,875 |
| Market | $654,979 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $654,979 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $654,979 |
| Taxable Value | $654,979 |
|---|
Appreciation: Market value has risen +38.0% from $474,600 (2021) to $654,979 (2025), a CAGR of 8.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 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 $13,404. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 88% of market value ($576,104 land vs $78,875 improvements), about $78/SF of land. With value concentrated in the land under a ~69-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $654,979, 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 +8.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $979,720 by 2030, with an estimated annual tax burden around $18,455. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,487 SF | ✓ |
| 061 | CARPORT ATT 1ST | 390 SF | ✗ |
| 581 | STORAGE ATT | 70 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 34 SF | ✗ |
| 251 | BATHROOM | 2 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% | $6,059.87 | $6,059.87 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,432.20 | $3,432.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,461.71 | $2,461.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $773.03 | $773.03 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $677.25 | $677.25 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,404.06 | $13,404.06 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $712,853 | $654,979 | +8.8% |
| Assessed Value | $712,853 | $654,979 | +8.8% |
| Land Value | $459,194 | $576,104 | -20.3% |
| Improvement Value | $253,659 | $78,875 | +221.6% |
| Taxable Value | $712,853 | $654,979 | +8.8% |
| Total Tax 2026 = estimate |
~$14,588
Estimated
|
~$13,404
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $712,853 | $712,853 | +0 (+0.0%) |
| Taxable Value | $712,853 | $712,853 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $712,853 | $459,194 | $253,659 | — | $712,853 | $712,853 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $654,979 | $576,104 | $78,875 | — | $654,979 | $654,979 | ~$13,404 | Partial |
| 2024 | $643,161 | — | — | −$93,161 | $550,000 | $— | $13,257 | Verified |
| 2023 | $696,624 | — | — | −$146,624 | $550,000 | $— | $11,636 | Verified |
| 2022 | $541,108 | — | — | — | $550,000 ! | $— | $13,758 | Verified |
| 2021 | $474,600 | — | — | −$124,600 | $350,000 | $— | $11,778 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.8% | +8.8% | ~100% | Not available | Partial |
| 2025 | -2.1% | -2.1% | ~100% | Not available | Partial |
| 2024 | +4.0% | +4.0% | ~100% | 1.9800% | Verified |
| 2023 | -16.9% | -16.9% | ~100% | 1.8100% | Verified |
| 2022 | +43.0% | +43.0% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.8% | +9.1% | +6.6% | +28.7% | 2023 | -7.7% | 2024 |
| Assessment Ratio | 100.0% | 90.0% | — | 101.6% | 2022 | 73.7% | 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 |
$13,404 | $12,767 | ~$16,315 | $13,758 | 2022 | $11,636 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$709,908 | ~$709,908 | ~2.0139% | ~$14,297 | +8.4% |
| 2027 | ~$769,444 | ~$769,444 | ~1.9814% | ~$15,246 | +17.5% |
| 2028 | ~$833,973 | ~$833,973 | ~1.9488% | ~$16,253 | +27.3% |
| 2029 | ~$903,914 | ~$903,914 | ~1.9163% | ~$17,322 | +38.0% |
| 2030 | ~$979,720 | ~$979,720 | ~1.8837% | ~$18,455 | +49.6% |
| 2026 | ~$696,809 | ~$696,809 | ~2.0465% | ~$14,260 | +6.4% |
| 2027 | ~$741,310 | ~$741,310 | ~2.0465% | ~$15,171 | +13.2% |
| 2028 | ~$788,653 | ~$788,653 | ~2.0465% | ~$16,140 | +20.4% |
| 2029 | ~$839,020 | ~$839,020 | ~2.0465% | ~$17,170 | +28.1% |
| 2030 | ~$892,603 | ~$892,603 | ~2.0465% | ~$18,267 | +36.3% |
| 2026 | ~$723,008 | ~$720,477 | ~1.9977% | ~$14,393 | +10.4% |
| 2027 | ~$798,103 | ~$792,525 | ~1.9488% | ~$15,445 | +21.9% |
| 2028 | ~$880,997 | ~$871,777 | ~1.9000% | ~$16,564 | +34.5% |
| 2029 | ~$972,501 | ~$958,955 | ~1.8512% | ~$17,752 | +48.5% |
| 2030 | ~$1,073,509 | ~$1,054,850 | ~1.8024% | ~$19,012 | +63.9% |
In 2025, this property's market value of $654,979 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 | $654,979 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $643,161 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $696,624 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $541,108 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $474,600 | $300,453 | $376,850 | $539,896 | ↑ Above 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.