4711 E RIVERSIDE DR TX 78741
| Owner | EDISON EDGE X LLC & EDISON EDGE III LLC |
|---|---|
| Parcel ID | 0307110301 |
| Short ID | 287932 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 397,768 SF |
| Acres | 9.131 |
| Year Built | — |
| Legal | LOT 1B BLK A CHEVY CHASE SOUTH PHS 4 SEC A RESUB LOT 1 BLK A & ABS 24 DELVALLE S ACR 5.2505 (9.1315 AC) |
| Neighborhood | 08SE |
| Land | $5,966,522 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,966,522 |
| Improvement | $74,983,478 |
|---|---|
| Total Improvement | $74,983,478 |
| Market | $80,950,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $80,950,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $80,950,000 |
| Taxable Value | $80,950,000 |
|---|
| Total Due | $492.76 |
|---|---|
| First Delinquent | 2016 |
Appreciation: Market value has fallen -1.9% from $82,500,000 (2021) to $80,950,000 (2025), a CAGR of -0.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $1,675,815. 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 7% of market value ($5,966,522 land vs $74,983,478 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $80,950,000, 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 -0.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $79,053,387 by 2030, with an estimated annual tax burden around $1,392,678. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $492.76 in unpaid taxes since 2016. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| ADDL | Additional Floor | 266,871 SF | ✓ |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $737,295.30 | $737,295.30 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $407,161.21 | $407,161.21 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $292,031.57 | $292,031.57 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $91,703.87 | $91,703.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $80,341.80 | $80,341.80 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $1,608,533.75 | $1,608,533.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $67,300,000 | $80,950,000 | -16.9% |
| Assessed Value | $67,300,000 | $80,950,000 | -16.9% |
| Land Value | $5,966,522 | $5,966,522 | +0.0% |
| Improvement Value | $61,333,478 | $74,983,478 | -18.2% |
| Taxable Value | $67,300,000 | $80,950,000 | -16.9% |
| Total Tax 2026 = estimate |
~$1,393,234
Estimated
|
~$1,608,534
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $75,119,778 | $67,300,000 | -7,819,778 (-10.4%) |
| Taxable Value | $75,119,778 | $67,300,000 | -7,819,778 (-10.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $67,300,000 | $5,966,522 | $61,333,478 | — | $67,300,000 | $67,300,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $80,950,000 | $5,966,522 | $74,983,478 | — | $80,950,000 | $80,950,000 | ~$1,608,534 | Partial |
| 2024 | $89,000,000 | — | — | −$83,033,478 | $5,966,522 | $— | $1,696,192 | Verified |
| 2023 | $87,000,000 | — | — | −$81,033,478 | $5,966,522 | $— | $1,743,693 | Verified |
| 2022 | $— | — | — | — | $5,966,522 | $— | $1,885,415 | Verified |
| 2021 | $82,500,000 | — | — | −$76,533,478 | $5,966,522 | $— | $1,682,335 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.2% | -7.2% | ~100% | Not available | Partial |
| 2025 | -6.0% | -6.0% | ~100% | Not available | Partial |
| 2024 | -9.4% | -9.4% | ~100% | 1.9700% | Verified |
| 2023 | +4.7% | +4.7% | ~100% | 1.8400% | Verified |
| 2022 | +21.1% | +21.1% | ~100% | 2.0800% | Verified |
| 2021 | base year | — | ~100% | 2.0400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.9% | -4.5% | +3.6% | +5.5% | 2023 | -16.9% | 2026 |
| Assessment Ratio | 100.0% | 44.2% | — | 100.0% | 2025 | 6.7% | 2024 |
| Effective Tax Rate (2025) | 1.9900% | 1.9900% | — | 1.9900% | 2025 | 1.9900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,608,534 | $1,682,689 | ~$1,504,928 | $1,743,693 | 2023 | $1,608,534 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$80,567,072 | ~$80,567,072 | ~2.0085% | ~$1,618,179 | -0.5% |
| 2027 | ~$80,185,955 | ~$80,185,955 | ~1.9468% | ~$1,561,051 | -0.9% |
| 2028 | ~$79,806,641 | ~$79,806,641 | ~1.8851% | ~$1,504,427 | -1.4% |
| 2029 | ~$79,429,121 | ~$79,429,121 | ~1.8234% | ~$1,448,303 | -1.9% |
| 2030 | ~$79,053,387 | ~$79,053,387 | ~1.7617% | ~$1,392,678 | -2.3% |
| 2026 | ~$78,948,072 | ~$78,948,072 | ~2.0702% | ~$1,634,371 | -2.5% |
| 2027 | ~$76,995,652 | ~$76,995,652 | ~2.0702% | ~$1,593,952 | -4.9% |
| 2028 | ~$75,091,516 | ~$75,091,516 | ~2.0702% | ~$1,554,533 | -7.2% |
| 2029 | ~$73,234,471 | ~$73,234,471 | ~2.0702% | ~$1,516,089 | -9.5% |
| 2030 | ~$71,423,351 | ~$71,423,351 | ~2.0702% | ~$1,478,595 | -11.8% |
| 2026 | ~$82,186,072 | ~$82,186,072 | ~1.9776% | ~$1,625,342 | +1.5% |
| 2027 | ~$83,441,018 | ~$83,441,018 | ~1.8851% | ~$1,572,938 | +3.1% |
| 2028 | ~$84,715,126 | ~$84,715,126 | ~1.7925% | ~$1,518,554 | +4.7% |
| 2029 | ~$86,008,690 | ~$86,008,690 | ~1.7000% | ~$1,462,143 | +6.2% |
| 2030 | ~$87,322,006 | ~$87,322,006 | ~1.6074% | ~$1,403,654 | +7.9% |
In 2025, this property's market value of $80,950,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 156× 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 | $80,950,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $89,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $87,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $82,500,000 | $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.