4900 RED RIVER ST TX 78751
| Owner | EHLERT KATHRYN ANN |
|---|---|
| Parcel ID | 0222110907 |
| Short ID | 220248 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,811 SF |
| Land SF | 9,349 SF |
| Acres | 0.215 |
| Year Built | 1959 |
| Legal | ABS 789 SUR 57 WALLACE J P ACR 0.2146 |
| Neighborhood | Z65005 |
| Land | $651,713 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $651,713 |
| Improvement | $94,252 |
|---|---|
| Total Improvement | $94,252 |
| Market | $745,965 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $745,965 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $745,965 |
| Taxable Value | $745,965 |
|---|
Appreciation: Market value has risen +32.5% from $562,827 (2021) to $745,965 (2025), a CAGR of 7.3% over 4 years. This represents moderate, steady growth. 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 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 $15,266. 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 87% of market value ($651,713 land vs $94,252 improvements), about $70/SF of land. With value concentrated in the land under a ~67-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 $745,965, 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 +7.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,060,835 by 2030, with an estimated annual tax burden around $19,983. 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 | 1,811 SF | ✓ |
| 061 | CARPORT ATT 1ST | 494 SF | ✗ |
| 581 | STORAGE ATT | 144 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 133 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% | $6,901.67 | $6,901.67 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,908.98 | $3,908.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,803.67 | $2,803.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $880.41 | $880.41 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $771.33 | $771.33 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,266.06 | $15,266.06 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $730,974 | $745,965 | -2.0% |
| Assessed Value | $730,974 | $745,965 | -2.0% |
| Land Value | $502,860 | $651,713 | -22.8% |
| Improvement Value | $228,114 | $94,252 | +142.0% |
| Taxable Value | $730,974 | $745,965 | -2.0% |
| Total Tax 2026 = estimate |
~$14,959
Estimated
|
~$15,266
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $856,945 | $730,974 | -125,971 (-14.7%) |
| Taxable Value | $856,945 | $730,974 | -125,971 (-14.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $730,974 | $502,860 | $228,114 | — | $730,974 | $730,974 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $745,965 | $651,713 | $94,252 | — | $745,965 | $745,965 | ~$15,266 | Partial |
| 2024 | $740,498 | — | — | −$107,998 | $632,500 | $— | $16,046 | Verified |
| 2023 | $835,704 | — | — | −$203,204 | $632,500 | $— | $13,397 | Verified |
| 2022 | $658,200 | — | — | −$25,700 | $632,500 | $— | $16,505 | Verified |
| 2021 | $562,827 | — | — | −$160,327 | $402,500 | $— | $14,327 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +14.9% | +14.9% | ~100% | Not available | Partial |
| 2025 | -7.9% | -7.9% | ~100% | Not available | Partial |
| 2024 | +9.3% | +9.3% | ~100% | 1.9800% | Verified |
| 2023 | -18.3% | -18.3% | ~100% | 1.8100% | Verified |
| 2022 | +37.6% | +37.6% | ~100% | 1.8200% | Verified |
| 2021 | base year | — | ~100% | 2.5500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.0% | +6.2% | +7.7% | +27.0% | 2023 | -11.4% | 2024 |
| Assessment Ratio | 100.0% | 88.1% | — | 100.0% | 2025 | 71.5% | 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 |
$15,266 | $15,108 | ~$18,004 | $16,505 | 2022 | $13,397 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$800,395 | ~$800,395 | ~2.0139% | ~$16,119 | +7.3% |
| 2027 | ~$858,796 | ~$858,796 | ~1.9814% | ~$17,016 | +15.1% |
| 2028 | ~$921,459 | ~$921,459 | ~1.9488% | ~$17,958 | +23.5% |
| 2029 | ~$988,694 | ~$988,694 | ~1.9163% | ~$18,946 | +32.5% |
| 2030 | ~$1,060,835 | ~$1,060,835 | ~1.8837% | ~$19,983 | +42.2% |
| 2026 | ~$785,476 | ~$785,476 | ~2.0465% | ~$16,075 | +5.3% |
| 2027 | ~$827,079 | ~$827,079 | ~2.0465% | ~$16,926 | +10.9% |
| 2028 | ~$870,886 | ~$870,886 | ~2.0465% | ~$17,823 | +16.7% |
| 2029 | ~$917,013 | ~$917,013 | ~2.0465% | ~$18,767 | +22.9% |
| 2030 | ~$965,583 | ~$965,583 | ~2.0465% | ~$19,761 | +29.4% |
| 2026 | ~$815,314 | ~$815,314 | ~1.9977% | ~$16,287 | +9.3% |
| 2027 | ~$891,111 | ~$891,111 | ~1.9488% | ~$17,366 | +19.5% |
| 2028 | ~$973,953 | ~$973,953 | ~1.9000% | ~$18,505 | +30.6% |
| 2029 | ~$1,064,498 | ~$1,064,498 | ~1.8512% | ~$19,706 | +42.7% |
| 2030 | ~$1,163,460 | ~$1,163,460 | ~1.8024% | ~$20,970 | +56.0% |
In 2025, this property's market value of $745,965 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +44% 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 | $745,965 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $740,498 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $835,704 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $658,200 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $562,827 | $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.