4700 E RIVERSIDE DR TX 78741
| Owner | NRE EDGE LLC |
|---|---|
| Parcel ID | 0307110121 |
| Short ID | 287922 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 268,440 SF |
| Land SF | 944,773 SF |
| Acres | 21.689 |
| Year Built | 1997 |
| Legal | LOT 1-4 BLK B PARKE GREEN SUBD |
| Neighborhood | 08SH |
| Land | $38,263,300 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $38,263,300 |
| Improvement | $11,086,700 |
|---|---|
| Total Improvement | $11,086,700 |
| Market | $49,350,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $49,350,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $49,350,000 |
| Taxable Value | $49,350,000 |
|---|
Appreciation: Market value has fallen -25.0% from $65,803,200 (2021) to $49,350,000 (2025), a CAGR of -6.9% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,021,636. Del Valle ISD is the largest single contributor, at 45.8% 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 78% of market value ($38,263,300 land vs $11,086,700 improvements), about $40/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $49,350,000, 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 -6.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $34,441,919 by 2030, with an estimated annual tax burden around $606,761. 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.
27 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 269,450 SF | ✗ |
| 491 | SPRINKLER HEADS | 268,440 SF | ✗ |
| SO | Sketch Only | 168,711 SF | ✗ |
| 1ST | 1st Floor | 94,369 SF | ✓ |
| 2ND | 2nd Floor | 89,170 SF | ✓ |
| 3RD | 3rd Floor | 84,901 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 19,513 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 18,070 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 18,070 SF | ✗ |
| 591 | MASONRY TRIM SF | 12,500 SF | ✗ |
| 611 | TERRACE | 9,578 SF | ✗ |
| 412 | TENNIS COURT | 7,200 SF | ✗ |
| 601 | POOL COMM'L | 1,878 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 1,620 SF | ✗ |
| 571C | STORAGE DET COMM | 500 SF | ✓ |
| 581C | STORAGE ATT COMM | 144 SF | ✓ |
| 482 | LIGHT POLES | 34 SF | ✓ |
| MISC | Miscellaneous | 5 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 212 | URINAL AVG | 1 SF | ✓ |
| 222 | FOUNTAIN WTR AVG | 1 SF | ✓ |
| 549 | FENCE COMM 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $427,005.00 | $427,005.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $235,807.65 | $235,807.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $169,130.25 | $169,130.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $53,110.35 | $53,110.35 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $46,530.00 | $46,530.00 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $931,583.25 | $931,583.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $44,380,000 | $49,350,000 | -10.1% |
| Assessed Value | $44,380,000 | $49,350,000 | -10.1% |
| Land Value | $38,263,300 | $38,263,300 | +0.0% |
| Improvement Value | $6,116,700 | $11,086,700 | -44.8% |
| Taxable Value | $44,380,000 | $49,350,000 | -10.1% |
| Total Tax 2026 = estimate |
~$918,748
Estimated
|
~$931,583
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $44,380,000 | $44,380,000 | +0 (+0.0%) |
| Taxable Value | $44,380,000 | $44,380,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $44,380,000 | $38,263,300 | $6,116,700 | — | $44,380,000 | $44,380,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $49,350,000 | $38,263,300 | $11,086,700 | — | $49,350,000 | $49,350,000 | ~$931,583 | Partial |
| 2024 | $39,143,179 | — | — | −$879,879 | $38,263,300 | $— | $827,034 | Verified |
| 2023 | $76,000,000 | — | — | −$37,736,700 | $38,263,300 | $— | $750,511 | Verified |
| 2022 | $77,771,840 | — | — | −$12,553,634 | $65,218,206 | $— | $1,643,821 | Verified |
| 2021 | $65,803,200 | — | — | −$584,992 | $65,218,208 | $— | $1,801,957 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.1% | -10.1% | ~100% | Not available | Partial |
| 2025 | +16.9% | +16.9% | ~100% | Not available | Partial |
| 2024 | -0.4% | -0.4% | ~100% | 1.9600% | Verified |
| 2023 | -44.2% | -44.2% | ~100% | 1.7700% | Verified |
| 2022 | -2.3% | -2.3% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -36.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.1% | -3.3% | -4.9% | +26.1% | 2025 | -48.5% | 2024 |
| Assessment Ratio | 100.0% | 88.5% | — | 100.0% | 2025 | 50.3% | 2023 |
| Effective Tax Rate (2025) | 1.8900% | 1.8900% | — | 1.8900% | 2025 | 1.8900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$931,583 | $1,190,981 | ~$757,146 | $1,801,957 | 2021 | $750,511 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$45,924,791 | ~$45,924,791 | ~2.0085% | ~$922,393 | -6.9% |
| 2027 | ~$42,737,314 | ~$42,737,314 | ~1.9468% | ~$832,005 | -13.4% |
| 2028 | ~$39,771,069 | ~$39,771,069 | ~1.8851% | ~$749,720 | -19.4% |
| 2029 | ~$37,010,700 | ~$37,010,700 | ~1.8234% | ~$674,850 | -25.0% |
| 2030 | ~$34,441,919 | ~$34,441,919 | ~1.7617% | ~$606,761 | -30.2% |
| 2026 | ~$46,882,500 | ~$46,882,500 | ~2.0702% | ~$970,554 | -5.0% |
| 2027 | ~$44,538,375 | ~$44,538,375 | ~2.0702% | ~$922,027 | -9.8% |
| 2028 | ~$42,311,456 | ~$42,311,456 | ~2.0702% | ~$875,925 | -14.3% |
| 2029 | ~$40,195,883 | ~$40,195,883 | ~2.0702% | ~$832,129 | -18.5% |
| 2030 | ~$38,186,089 | ~$38,186,089 | ~2.0702% | ~$790,523 | -22.6% |
| 2026 | ~$46,911,791 | ~$46,911,791 | ~1.9776% | ~$927,745 | -4.9% |
| 2027 | ~$44,594,046 | ~$44,594,046 | ~1.8851% | ~$840,638 | -9.6% |
| 2028 | ~$42,390,812 | ~$42,390,812 | ~1.7925% | ~$759,873 | -14.1% |
| 2029 | ~$40,296,433 | ~$40,296,433 | ~1.7000% | ~$685,037 | -18.3% |
| 2030 | ~$38,305,529 | ~$38,305,529 | ~1.6074% | ~$615,741 | -22.4% |
In 2025, this property's market value of $49,350,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 95× 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 | $49,350,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $39,143,179 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $76,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $77,771,840 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $65,803,200 | $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.