6401 RIALTO BLVD TX 78735
| Owner | MGI-GFP LANTANA HOLDINGS LLC |
|---|---|
| Parcel ID | 0407370132 |
| Short ID | 821406 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 422,810 SF |
| Land SF | 2,025,714 SF |
| Acres | 46.504 |
| Year Built | 2016 |
| Legal | LOT 1 BLK A LANTANA LOT 1 BLOCK A |
| Neighborhood | 08SW1 |
| Land | $6,077,143 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,077,143 |
| Improvement | $109,922,857 |
|---|---|
| Total Improvement | $109,922,857 |
| Market | $116,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $116,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $116,000,000 |
| Exemptions (−) | −$19,526 |
|---|---|
| Taxable Value | $115,980,474 |
Appreciation: Market value has risen +31.9% from $87,940,000 (2021) to $116,000,000 (2025), a CAGR of 7.2% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2021→2023), 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,373,523. 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 5% of market value ($6,077,143 land vs $109,922,857 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~10 yrs), and rent roll drive the underwriting.
Submarket Position: At $116,000,000, 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 +7.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $163,982,461 by 2030, with an estimated annual tax burden around $3,089,007. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 3RD | 3rd Floor | 141,734 SF | ✓ |
| 2ND | 2nd Floor | 141,732 SF | ✓ |
| 1ST | 1st Floor | 139,344 SF | ✓ |
| MISC | Miscellaneous | 6,000 SF | ✓ |
| 411 | SOLAR DEVICES RESIDENTIAL | 23 SF | ✓ |
| 409 | SOLAR/WIND DEVICES COMM | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $1,073,051.35 | $1,073,051.35 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $607,757.40 | $607,757.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $435,906.81 | $435,906.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $136,883.63 | $136,883.63 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $119,923.81 | $119,923.81 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $2,373,523.00 | $2,373,523.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $107,130,000 | $116,000,000 | -7.6% |
| Assessed Value | $107,130,000 | $116,000,000 | -7.6% |
| Land Value | $6,077,143 | $6,077,143 | +0.0% |
| Improvement Value | $101,052,857 | $109,922,857 | -8.1% |
| Taxable Value | $107,113,662 | $115,980,474 | -7.6% |
| Exemptions | — | N | |
| Total Tax 2026 = estimate |
~$2,192,065
Estimated
|
~$2,373,523
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $111,991,785 | $107,130,000 | -4,861,785 (-4.3%) |
| Taxable Value | $111,975,447 | $107,113,662 | -4,861,785 (-4.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $107,130,000 | $6,077,143 | $101,052,857 | — | $107,130,000 | $107,113,662 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $116,000,000 | $6,077,143 | $109,922,857 | — | $116,000,000 | $115,980,474 | ~$2,373,523 | Partial |
| 2024 | $125,000,000 | — | — | — | — | $— | $2,460,620 | Verified |
| 2023 | $123,960,000 | — | — | — | — | $— | $2,276,181 | Verified |
| 2022 | $— | — | — | — | $6,077,143 | $— | $2,274,376 | Verified |
| 2021 | $87,940,000 | — | — | −$81,862,857 | $6,077,143 | $— | $1,859,456 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.5% | -3.5% | ~100% | Not available | Partial |
| 2025 | -6.6% | -6.6% | ~100% | Not available | Partial |
| 2024 | -11.2% | -11.2% | ~100% | 1.9800% | Verified |
| 2023 | +12.8% | +12.8% | ~100% | 1.6300% | Verified |
| 2022 | +37.9% | +37.9% | ~100% | 1.8300% | Verified |
| 2021 | base year | — | ~100% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.6% | +6.8% | +8.9% | +41.0% | 2023 | -7.6% | 2026 |
| Assessment Ratio | 100.0% | 69.0% | — | 100.0% | 2025 | 6.9% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,373,523 | $2,242,445 | ~$2,789,419 | $2,460,620 | 2024 | $1,859,456 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$124,315,669 | ~$124,315,669 | ~2.0139% | ~$2,503,639 | +7.2% |
| 2027 | ~$133,227,462 | ~$133,227,462 | ~1.9814% | ~$2,639,753 | +14.9% |
| 2028 | ~$142,778,112 | ~$142,778,112 | ~1.9488% | ~$2,782,516 | +23.1% |
| 2029 | ~$153,013,418 | ~$153,013,418 | ~1.9163% | ~$2,932,182 | +31.9% |
| 2030 | ~$163,982,461 | ~$163,982,461 | ~1.8837% | ~$3,089,007 | +41.4% |
| 2026 | ~$121,995,669 | ~$121,995,669 | ~2.0465% | ~$2,496,623 | +5.2% |
| 2027 | ~$128,301,235 | ~$128,301,235 | ~2.0465% | ~$2,625,666 | +10.6% |
| 2028 | ~$134,932,715 | ~$134,932,715 | ~2.0465% | ~$2,761,378 | +16.3% |
| 2029 | ~$141,906,956 | ~$141,906,956 | ~2.0465% | ~$2,904,105 | +22.3% |
| 2030 | ~$149,241,672 | ~$149,241,672 | ~2.0465% | ~$3,054,208 | +28.7% |
| 2026 | ~$126,635,669 | ~$126,635,669 | ~1.9977% | ~$2,529,753 | +9.2% |
| 2027 | ~$138,246,488 | ~$138,246,488 | ~1.9488% | ~$2,694,202 | +19.2% |
| 2028 | ~$150,921,867 | ~$150,921,867 | ~1.9000% | ~$2,867,541 | +30.1% |
| 2029 | ~$164,759,410 | ~$164,759,410 | ~1.8512% | ~$3,050,016 | +42.0% |
| 2030 | ~$179,865,673 | ~$179,865,673 | ~1.8024% | ~$3,241,847 | +55.1% |
In 2025, this property's market value of $116,000,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 223× 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 | $116,000,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $125,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $123,960,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $87,940,000 | $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.