902 ROMERIA DR TX 78757
| Owner | WATERLOO MFH GROUP LLC |
|---|---|
| Parcel ID | 0229080212 |
| Short ID | 230019 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 17,660 SF |
| Land SF | 35,414 SF |
| Acres | 0.813 |
| Year Built | 1971 |
| Legal | 0.8130 AC OF BLK 1-2 RESERVOIR HEIGHTS |
| Neighborhood | 06NC2 |
| Land | $1,770,714 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,770,714 |
| Improvement | $3,218,886 |
|---|---|
| Total Improvement | $3,218,886 |
| Market | $4,989,600 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,989,600 |
| Value Limitation Adjustment (−) (homestead cap) | −$309,600 |
| Net Appraised (assessed) | $4,680,000 |
| Taxable Value | $4,680,000 |
|---|
Appreciation: Market value has risen +41.3% from $3,532,000 (2021) to $4,989,600 (2025), a CAGR of 9.0% 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 $95,775. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($4,680,000) is $309,600 below market value, suggesting potential for an upward assessment in future years.
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 35% of market value ($1,770,714 land vs $3,218,886 improvements), about $50/SF of land. Most value sits in the improvements, so building condition, age (~55 yrs), and rent roll drive the underwriting.
Submarket Position: At $4,989,600, this parcel sits in the top quartile (≥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 +9.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,684,613 by 2030, with an estimated annual tax burden around $141,981. 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.
15 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 14,820 SF | ✗ |
| SO | Sketch Only | 9,560 SF | ✗ |
| 1ST | 1st Floor | 9,020 SF | ✓ |
| 2ND | 2nd Floor | 8,640 SF | ✓ |
| 591 | MASONRY TRIM SF | 5,000 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,080 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,080 SF | ✗ |
| 601 | POOL COMM'L | 640 SF | ✗ |
| 511 | DECK | 540 SF | ✗ |
| 571C | STORAGE DET COMM | 108 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 531 | OBS FENCE | 1 SF | ✗ |
| 579 | STORAGE DET FV | 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% | $43,299.36 | $43,299.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $24,524.00 | $24,524.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $17,589.55 | $17,589.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,523.48 | $5,523.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,839.12 | $4,839.12 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $95,775.51 | $95,775.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,811,400 | $4,989,600 | -3.6% |
| Assessed Value | $4,811,400 | $4,680,000 | +2.8% |
| Land Value | $1,770,714 | $1,770,714 | +0.0% |
| Improvement Value | $3,040,686 | $3,218,886 | -5.5% |
| Taxable Value | $4,811,400 | $4,680,000 | +2.8% |
| Total Tax 2026 = estimate |
~$98,465
Estimated
|
~$95,776
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,811,400 | $4,811,400 | +0 (+0.0%) |
| Taxable Value | $4,811,400 | $4,811,400 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,811,400 | $1,770,714 | $3,040,686 | — | $4,811,400 | $4,811,400 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,989,600 | $1,770,714 | $3,218,886 | −$309,600 | $4,680,000 | $4,680,000 | ~$95,776 | Partial |
| 2024 | $4,459,150 | — | — | −$2,688,436 | $1,770,714 | $— | $77,752 | Verified |
| 2023 | $4,238,400 | — | — | −$2,467,686 | $1,770,714 | $— | $80,677 | Verified |
| 2022 | $3,885,200 | — | — | −$2,114,486 | $1,770,714 | $— | $83,705 | Verified |
| 2021 | $3,532,000 | — | — | −$1,761,286 | $1,770,714 | $— | $84,568 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.6% | +2.8% | ~100% | Not available | Partial |
| 2025 | +14.6% | +7.5% | 93.8% | Not available | Partial |
| 2024 | -2.3% | -2.3% | ~100% | 1.7900% | Verified |
| 2023 | +5.2% | +5.2% | ~100% | 1.8100% | Verified |
| 2022 | +9.1% | +9.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +28.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.6% | +6.5% | +9.8% | +11.9% | 2025 | -3.6% | 2026 |
| Assessment Ratio | 100.0% | 61.8% | — | 100.0% | 2026 | 39.7% | 2024 |
| Effective Tax Rate (2025) | 1.9200% | 1.9200% | — | 1.9200% | 2025 | 1.9200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$95,776 | $84,496 | ~$122,112 | $95,776 | 2025 | $77,752 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,439,726 | ~$5,148,000 | ~2.0139% | ~$103,677 | +9.0% |
| 2027 | ~$5,930,458 | ~$5,662,800 | ~1.9814% | ~$112,202 | +18.9% |
| 2028 | ~$6,465,461 | ~$6,229,080 | ~1.9488% | ~$121,395 | +29.6% |
| 2029 | ~$7,048,728 | ~$6,851,988 | ~1.9163% | ~$131,304 | +41.3% |
| 2030 | ~$7,684,613 | ~$7,537,187 | ~1.8837% | ~$141,981 | +54.0% |
| 2026 | ~$5,339,934 | ~$5,148,000 | ~2.0465% | ~$105,353 | +7.0% |
| 2027 | ~$5,714,865 | ~$5,662,800 | ~2.0465% | ~$115,888 | +14.5% |
| 2028 | ~$6,116,121 | ~$6,116,121 | ~2.0465% | ~$125,165 | +22.6% |
| 2029 | ~$6,545,551 | ~$6,545,551 | ~2.0465% | ~$133,954 | +31.2% |
| 2030 | ~$7,005,132 | ~$7,005,132 | ~2.0465% | ~$143,359 | +40.4% |
| 2026 | ~$5,539,518 | ~$5,148,000 | ~1.9977% | ~$102,840 | +11.0% |
| 2027 | ~$6,150,043 | ~$5,662,800 | ~1.9488% | ~$110,359 | +23.3% |
| 2028 | ~$6,827,856 | ~$6,229,080 | ~1.9000% | ~$118,354 | +36.8% |
| 2029 | ~$7,580,373 | ~$6,851,988 | ~1.8512% | ~$126,844 | +51.9% |
| 2030 | ~$8,415,827 | ~$7,537,187 | ~1.8024% | ~$135,848 | +68.7% |
In 2025, this property's market value of $4,989,600 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 10× 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 | $4,989,600 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $4,459,150 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $4,238,400 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $3,885,200 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,532,000 | $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.