6516 ROSS RD TX 78617
| Owner | ASPIRE ONE LLC |
|---|---|
| Parcel ID | 0331310419 |
| Short ID | 297549 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 241,725 SF |
| Land SF | 730,196 SF |
| Acres | 16.763 |
| Year Built | 2024 |
| Legal | LOT 1 LESS 4.497A PETERSON ARTHUR ADDN |
| Neighborhood | _RGN415 |
| Land | $1,460,393 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,460,393 |
| Improvement | $54,999,607 |
|---|---|
| Total Improvement | $54,999,607 |
| Market | $56,460,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $56,460,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $56,460,000 |
| Taxable Value | $56,460,000 |
|---|
Appreciation: Market value has risen +52727.6% from $106,876 (2021) to $56,460,000 (2025), a CAGR of 379.4% 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 6 taxing entities is 1.7462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $985,886. Del Valle ISD is the largest single contributor, at 54.3% 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 3% of market value ($1,460,393 land vs $54,999,607 improvements), about $2/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $56,460,000, 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 +525.0% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $538,592,631,918 by 2030, with an estimated annual tax burden around $1,326,573. 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 | 241,725 SF | ✓ |
Market value changed by 6231% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $535,748.94 | $535,748.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $212,202.09 | $212,202.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $66,635.79 | $66,635.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $58,379.64 | $58,379.64 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $56,460.00 | $56,460.00 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $56,460.00 | $56,460.00 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $985,886.46 | $985,886.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $48,450,000 | $56,460,000 | -14.2% |
| Assessed Value | $48,450,000 | $56,460,000 | -14.2% |
| Land Value | $1,460,393 | $1,460,393 | +0.0% |
| Improvement Value | $46,989,607 | $54,999,607 | -14.6% |
| Taxable Value | $48,450,000 | $56,460,000 | -14.2% |
| Total Tax 2026 = estimate |
~$846,018
Estimated
|
~$985,886
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $56,621,857 | $48,450,000 | -8,171,857 (-14.4%) |
| Taxable Value | $56,621,857 | $48,450,000 | -8,171,857 (-14.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $48,450,000 | $1,460,393 | $46,989,607 | — | $48,450,000 | $48,450,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $56,460,000 | $1,460,393 | $54,999,607 | — | $56,460,000 | $56,460,000 | ~$985,886 | Partial |
| 2024 | $13,409,464 | — | — | −$11,949,071 | $1,460,393 | $— | $595,209 | Verified |
| 2023 | $211,795 | — | — | — | $1,460,393 ! | $— | $228,866 | Verified |
| 2022 | $231,222 | — | — | −$118,201 | $113,021 | $— | $4,003 | Verified |
| 2021 | $106,876 | — | — | — | $151,400 ! | $— | $4,569 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | +24.6% | +24.6% | ~100% | Not available | Partial |
| 2024 | +238.0% ! | +238.0% | ~100% | 1.3100% | Verified |
| 2023 | +6231.3% ! | +6231.3% | ~100% | 1.7100% | Verified |
| 2022 | -8.4% | -8.4% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 4.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24318.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.2% | +1329.2% | +545.7% | +6231.3% | 2024 | -14.2% | 2026 |
| Assessment Ratio | 100.0% | 181.8% | — | 689.5% | 2023 | 10.9% | 2024 |
| Effective Tax Rate (2025) | 1.7500% | 1.7500% | — | 1.7500% | 2025 | 1.7500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$985,886 | $363,707 | ~$1,185,189 | $985,886 | 2025 | $4,003 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$352,894,411 | ~$62,106,000 | ~1.6887% | ~$1,048,793 | +525.0% |
| 2027 | ~$2,205,711,398 | ~$68,316,600 | ~1.6313% | ~$1,114,423 | +3806.7% |
| 2028 | ~$13,786,454,576 | ~$75,148,260 | ~1.5738% | ~$1,182,691 | +24318.1% |
| 2029 | ~$86,170,080,973 | ~$82,663,086 | ~1.5164% | ~$1,253,467 | +152521.5% |
| 2030 | ~$538,592,631,918 | ~$90,929,395 | ~1.4589% | ~$1,326,573 | +953836.6% |
| 2026 | ~$351,765,211 | ~$62,106,000 | ~1.7462% | ~$1,084,475 | +523.0% |
| 2027 | ~$2,191,618,206 | ~$68,316,600 | ~1.7462% | ~$1,192,923 | +3781.7% |
| 2028 | ~$13,654,534,914 | ~$75,148,260 | ~1.7462% | ~$1,312,215 | +24084.4% |
| 2029 | ~$85,072,447,031 | ~$82,663,086 | ~1.7462% | ~$1,443,436 | +150577.4% |
| 2030 | ~$530,030,593,465 | ~$90,929,395 | ~1.7462% | ~$1,587,780 | +938671.9% |
| 2026 | ~$354,023,611 | ~$62,106,000 | ~1.6600% | ~$1,030,953 | +527.0% |
| 2027 | ~$2,219,849,759 | ~$68,316,600 | ~1.5738% | ~$1,075,173 | +3831.7% |
| 2028 | ~$13,919,221,185 | ~$75,148,260 | ~1.4876% | ~$1,117,929 | +24553.2% |
| 2029 | ~$87,278,302,349 | ~$82,663,086 | ~1.4015% | ~$1,158,483 | +154484.3% |
| 2030 | ~$547,264,962,573 | ~$90,929,395 | ~1.3153% | ~$1,195,969 | +969196.8% |
In 2025, this property's market value of $56,460,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 109× 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 | $56,460,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $13,409,464 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $211,795 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $231,222 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $106,876 | $300,453 | $376,850 | $539,896 | ↓ Bottom 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.