1919 E RIVERSIDE DR TX 78741
| Owner | ARS APARTMENTS LLC |
|---|---|
| Parcel ID | 0304070207 |
| Short ID | 285453 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 264,897 SF |
| Land SF | 110,429 SF |
| Acres | 2.535 |
| Year Built | 2023 |
| Legal | 2.5351 AC OF LOT 10 BLK B COLORADO HILLS ESTATES SEC 5 PLUS 7216 SQ FT ADJ VAC ST |
| Neighborhood | 08SE |
| Land | $7,730,027 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,730,027 |
| Improvement | $70,269,973 |
|---|---|
| Total Improvement | $70,269,973 |
| Market | $78,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $78,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $78,000,000 |
| Taxable Value | $78,000,000 |
|---|
Appreciation: Market value has risen +1223.1% from $5,895,184 (2021) to $78,000,000 (2025), a CAGR of 90.7% 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 $1,596,258. 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 10% of market value ($7,730,027 land vs $70,269,973 improvements), about $70/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Submarket Position: At $78,000,000, 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 +90.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,968,299,354 by 2030, with an estimated annual tax burden around $37,077,691. 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 | 264,897 SF | ✓ |
Market value changed by 151% in 2022, 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% | $693,900.00 | $693,900.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $393,012.75 | $393,012.75 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $281,883.75 | $281,883.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $88,517.25 | $88,517.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $77,550.00 | $77,550.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,534,863.75 | $1,534,863.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $70,320,000 | $78,000,000 | -9.8% |
| Assessed Value | $70,320,000 | $78,000,000 | -9.8% |
| Land Value | $7,730,027 | $7,730,027 | +0.0% |
| Improvement Value | $62,589,973 | $70,269,973 | -10.9% |
| Taxable Value | $70,320,000 | $78,000,000 | -9.8% |
| Total Tax 2026 = estimate |
~$1,439,088
Estimated
|
~$1,534,864
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $71,765,660 | $70,320,000 | -1,445,660 (-2.0%) |
| Taxable Value | $71,765,660 | $70,320,000 | -1,445,660 (-2.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $70,320,000 | $7,730,027 | $62,589,973 | — | $70,320,000 | $70,320,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $78,000,000 | $7,730,027 | $70,269,973 | — | $78,000,000 | $78,000,000 | ~$1,534,864 | Partial |
| 2024 | $60,300,000 | — | — | −$52,569,973 | $7,730,027 | $— | $1,622,036 | Verified |
| 2023 | $31,837,315 | — | — | −$26,315,867 | $5,521,448 | $— | $1,090,976 | Verified |
| 2022 | $12,698,503 | — | — | −$7,177,055 | $5,521,448 | $— | $628,762 | Verified |
| 2021 | $5,895,184 | — | — | −$373,736 | $5,521,448 | $— | $276,406 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.0% | -8.0% | ~100% | Not available | Partial |
| 2025 | -7.1% | -7.1% | ~100% | Not available | Partial |
| 2024 | +39.3% | +39.3% | ~100% | 1.9300% | Verified |
| 2023 | +89.4% ! | +89.4% | ~100% | 1.8100% | Verified |
| 2022 | +150.7% ! | +150.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 4.6900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +514.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.8% | +75.0% | +94.9% | +150.7% | 2023 | -9.8% | 2026 |
| Assessment Ratio | 100.0% | 61.2% | — | 100.0% | 2025 | 12.8% | 2024 |
| Effective Tax Rate (2025) | 1.9700% | 1.9700% | — | 1.9700% | 2025 | 1.9700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,534,864 | $1,030,609 | ~$15,203,505 | $1,622,036 | 2024 | $276,406 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$148,762,652 | ~$148,762,652 | ~2.0139% | ~$2,995,985 | +90.7% |
| 2027 | ~$283,722,137 | ~$283,722,137 | ~1.9814% | ~$5,621,636 | +263.7% |
| 2028 | ~$541,118,686 | ~$541,118,686 | ~1.9488% | ~$10,545,535 | +593.7% |
| 2029 | ~$1,032,028,856 | ~$1,032,028,856 | ~1.9163% | ~$19,776,676 | +1223.1% |
| 2030 | ~$1,968,299,354 | ~$1,968,299,354 | ~1.8837% | ~$37,077,691 | +2423.5% |
| 2026 | ~$147,202,652 | ~$147,202,652 | ~2.0465% | ~$3,012,480 | +88.7% |
| 2027 | ~$277,802,830 | ~$277,802,830 | ~2.0465% | ~$5,685,193 | +256.2% |
| 2028 | ~$524,273,249 | ~$524,273,249 | ~2.0465% | ~$10,729,173 | +572.1% |
| 2029 | ~$989,415,546 | ~$989,415,546 | ~2.0465% | ~$20,248,241 | +1168.5% |
| 2030 | ~$1,867,238,365 | ~$1,867,238,365 | ~2.0465% | ~$38,212,753 | +2293.9% |
| 2026 | ~$150,322,652 | ~$150,322,652 | ~1.9977% | ~$3,002,939 | +92.7% |
| 2027 | ~$289,703,843 | ~$289,703,843 | ~1.9488% | ~$5,645,863 | +271.4% |
| 2028 | ~$558,321,153 | ~$558,321,153 | ~1.9000% | ~$10,608,195 | +615.8% |
| 2029 | ~$1,076,004,057 | ~$1,076,004,057 | ~1.8512% | ~$19,918,923 | +1279.5% |
| 2030 | ~$2,073,689,532 | ~$2,073,689,532 | ~1.8024% | ~$37,375,584 | +2558.6% |
In 2025, this property's market value of $78,000,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 150× 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 | $78,000,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $60,300,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $31,837,315 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $12,698,503 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $5,895,184 | $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.