11604 STONEHOLLOW DR TX 78758
| Owner | MCREF III EADO APARTMENTS LLC |
|---|---|
| Parcel ID | 0254100101 |
| Short ID | 548009 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 311,025 SF |
| Land SF | 217,381 SF |
| Acres | 4.990 |
| Year Built | 2024 |
| Legal | LOT 5 STONEHOLLOW SEC 5 AMENDED PLAT OF |
| Neighborhood | 60NOR |
| Land | $4,347,620 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,347,620 |
| Improvement | $95,612,380 |
|---|---|
| Total Improvement | $95,612,380 |
| Market | $99,960,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $99,960,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $99,960,000 |
| Taxable Value | $99,960,000 |
|---|
Appreciation: Market value has risen +938.4% from $9,625,983 (2021) to $99,960,000 (2025), a CAGR of 79.5% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $2,045,666. 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 4% of market value ($4,347,620 land vs $95,612,380 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $99,960,000, 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 +79.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,863,385,423 by 2030, with an estimated annual tax burden around $3,032,573. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 311,025 SF | ✓ |
Market value changed by 170% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $884,491.20 | $884,491.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $500,960.25 | $500,960.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $359,307.82 | $359,307.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $112,829.99 | $112,829.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $98,850.40 | $98,850.40 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,956,439.66 | $1,956,439.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $85,330,000 | $99,960,000 | -14.6% |
| Assessed Value | $85,330,000 | $99,960,000 | -14.6% |
| Land Value | $4,347,620 | $4,347,620 | +0.0% |
| Improvement Value | $80,982,380 | $95,612,380 | -15.3% |
| Taxable Value | $85,330,000 | $99,960,000 | -14.6% |
| Total Tax 2026 = estimate |
~$1,746,266
Estimated
|
~$1,956,440
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $85,330,000 | $85,330,000 | +0 (+0.0%) |
| Taxable Value | $85,330,000 | $85,330,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $85,330,000 | $4,347,620 | $80,982,380 | — | $85,330,000 | $85,330,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $99,960,000 | $4,347,620 | $95,612,380 | — | $99,960,000 | $99,960,000 | ~$1,956,440 | Partial |
| 2024 | $14,879,238 | — | — | −$10,531,618 | $4,347,620 | $— | $642,640 | Verified |
| 2023 | $5,505,100 | — | — | −$1,157,480 | $4,347,620 | $— | $269,202 | Verified |
| 2022 | $10,188,464 | — | — | −$5,840,844 | $4,347,620 | $— | $108,721 | Verified |
| 2021 | $9,625,983 | — | — | −$5,045,323 | $4,580,660 | $— | $221,770 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -14.6% | -14.6% | ~100% | Not available | Partial |
| 2025 | +208.3% ! | +208.3% | ~100% | Not available | Partial |
| 2024 | +117.9% ! | +117.9% | ~100% | 1.9800% | Verified |
| 2023 | +170.3% ! | +170.3% | ~100% | 1.8100% | Verified |
| 2022 | -46.0% | -46.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +881.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.6% | +137.5% | +85.7% | +571.8% | 2025 | -46.0% | 2023 |
| Assessment Ratio | 100.0% | 66.4% | — | 100.0% | 2025 | 29.2% | 2024 |
| Effective Tax Rate (2025) | 1.9600% | 1.9600% | — | 1.9600% | 2025 | 1.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,956,440 | $639,755 | ~$2,608,185 | $1,956,440 | 2025 | $108,721 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$179,440,940 | ~$109,956,000 | ~2.0139% | ~$2,214,444 | +79.5% |
| 2027 | ~$322,119,359 | ~$120,951,600 | ~1.9814% | ~$2,396,520 | +222.2% |
| 2028 | ~$578,245,305 | ~$133,046,760 | ~1.9488% | ~$2,592,868 | +478.5% |
| 2029 | ~$1,038,024,023 | ~$146,351,436 | ~1.9163% | ~$2,804,519 | +938.4% |
| 2030 | ~$1,863,385,423 | ~$160,986,580 | ~1.8837% | ~$3,032,573 | +1764.1% |
| 2026 | ~$177,441,740 | ~$109,956,000 | ~2.0465% | ~$2,250,233 | +77.5% |
| 2027 | ~$314,981,705 | ~$120,951,600 | ~2.0465% | ~$2,475,256 | +215.1% |
| 2028 | ~$559,132,673 | ~$133,046,760 | ~2.0465% | ~$2,722,782 | +459.4% |
| 2029 | ~$992,531,759 | ~$146,351,436 | ~2.0465% | ~$2,995,060 | +892.9% |
| 2030 | ~$1,761,870,376 | ~$160,986,580 | ~2.0465% | ~$3,294,566 | +1662.6% |
| 2026 | ~$181,440,140 | ~$109,956,000 | ~1.9977% | ~$2,196,550 | +81.5% |
| 2027 | ~$329,336,980 | ~$120,951,600 | ~1.9488% | ~$2,357,153 | +229.5% |
| 2028 | ~$597,788,595 | ~$133,046,760 | ~1.9000% | ~$2,527,911 | +498.0% |
| 2029 | ~$1,085,062,492 | ~$146,351,436 | ~1.8512% | ~$2,709,249 | +985.5% |
| 2030 | ~$1,969,526,720 | ~$160,986,580 | ~1.8024% | ~$2,901,576 | +1870.3% |
In 2025, this property's market value of $99,960,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 192× 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 | $99,960,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $14,879,238 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $5,505,100 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $10,188,464 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $9,625,983 | $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.