5701 S MO-PAC EXPRESSWAY TX
| Owner | NORTHLAND RIVER STONE RANCH LLC |
|---|---|
| Parcel ID | 0410210104 |
| Short ID | 314369 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 398,796 SF |
| Land SF | 1,241,023 SF |
| Acres | 28.490 |
| Year Built | 1997 |
| Legal | LOT 1 BLK A COUGAR CREEK II & ABS 2 SUR 17 ANDERSON T ACR .349 |
| Neighborhood | 08SW |
| Land | $24,546,824 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $24,546,824 |
| Improvement | $61,663,176 |
|---|---|
| Total Improvement | $61,663,176 |
| Market | $86,210,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $86,210,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $86,210,000 |
| Taxable Value | $86,210,000 |
|---|
Appreciation: Market value has risen +404965.1% from $21,283 (2021) to $86,210,000 (2025), a CAGR of 697.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,764,275. 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 28% of market value ($24,546,824 land vs $61,663,176 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~29 yrs), and rent roll drive the underwriting.
Submarket Position: At $86,210,000, 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 +697.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,785,887,951,922 by 2030, with an estimated annual tax burden around $52,478,955,353. 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.
28 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 398,796 SF | ✗ |
| SO | Sketch Only | 330,400 SF | ✗ |
| 2ND | 2nd Floor | 150,520 SF | ✓ |
| 551 | PAVED AREA | 150,000 SF | ✗ |
| 1ST | 1st Floor | 131,580 SF | ✓ |
| 3RD | 3rd Floor | 116,696 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 43,739 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 42,688 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 40,384 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 26,924 SF | ✓ |
| 581C | STORAGE ATT COMM | 8,065 SF | ✓ |
| 412 | TENNIS COURT | 7,200 SF | ✗ |
| 511 | DECK | 6,504 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 1,890 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 1,296 SF | ✗ |
| 601 | POOL COMM'L | 1,152 SF | ✗ |
| 482 | LIGHT POLES | 33 SF | ✓ |
| MISC | Miscellaneous | 8 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 222 | FOUNTAIN WTR AVG | 1 SF | ✓ |
| 449 | SPA | 1 SF | ✗ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
| 539 | FENCE FV | 1 SF | ✗ |
| 142 | BATHTUB AVG | 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% | $797,614.92 | $797,614.92 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $451,755.06 | $451,755.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $324,015.97 | $324,015.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $101,747.63 | $101,747.63 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $89,141.14 | $89,141.14 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,764,274.72 | $1,764,274.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $81,500,000 | $86,210,000 | -5.5% |
| Assessed Value | $81,500,000 | $86,210,000 | -5.5% |
| Land Value | $24,546,824 | $24,546,824 | +0.0% |
| Improvement Value | $56,953,176 | $61,663,176 | -7.6% |
| Taxable Value | $81,500,000 | $86,210,000 | -5.5% |
| Total Tax 2026 = estimate |
~$1,667,885
Estimated
|
~$1,764,275
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $81,500,000 | $81,500,000 | +0 (+0.0%) |
| Taxable Value | $81,500,000 | $81,500,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $81,500,000 | $24,546,824 | $56,953,176 | — | $81,500,000 | $81,500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $86,210,000 | $24,546,824 | $61,663,176 | — | $86,210,000 | $86,210,000 | ~$1,764,275 | Partial |
| 2024 | $110,430,000 | — | — | −$110,429,999 | $1 | $— | $1,928,305 | Verified |
| 2023 | $98,530,367 | — | — | −$98,530,366 | $1 | $— | $1,997,951 | Verified |
| 2022 | $68,890,000 | — | — | −$68,889,999 | $1 | $— | $1,945,899 | Verified |
| 2021 | $21,283 | — | — | — | $21,283 | $— | $1,424,098 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.5% | -5.5% | ~100% | Not available | Partial |
| 2025 | -11.4% | -11.4% | ~100% | Not available | Partial |
| 2024 | -11.9% | -11.9% | ~100% | 1.9800% | Verified |
| 2023 | +12.1% | +12.1% | ~100% | 1.8100% | Verified |
| 2022 | +43.0% | +43.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.5% | +64722.7% | +707.0% | +323585.6% | 2022 | -21.9% | 2025 |
| Assessment Ratio | 100.0% | 50.0% | — | 100.0% | 2021 | 0.0% | 2022 |
| 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 |
$1,764,275 | $1,812,106 | ~$12,029,278,345 | $1,997,951 | 2023 | $1,424,098 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$687,763,059 | ~$687,763,059 | ~2.0139% | ~$13,851,111 | +697.8% |
| 2027 | ~$5,486,811,562 | ~$5,486,811,562 | ~1.9814% | ~$108,715,026 | +6264.5% |
| 2028 | ~$43,772,489,291 | ~$43,772,489,291 | ~1.9488% | ~$853,055,561 | +50674.3% |
| 2029 | ~$349,206,601,513 | ~$349,206,601,513 | ~1.9163% | ~$6,691,814,676 | +404965.1% |
| 2030 | ~$2,785,887,951,922 | ~$2,785,887,951,922 | ~1.8837% | ~$52,478,955,353 | +3231413.7% |
| 2026 | ~$686,038,859 | ~$686,038,859 | ~2.0465% | ~$14,039,682 | +695.8% |
| 2027 | ~$5,459,335,524 | ~$5,459,335,524 | ~2.0465% | ~$111,724,483 | +6232.6% |
| 2028 | ~$43,444,105,223 | ~$43,444,105,223 | ~2.0465% | ~$889,077,097 | +50293.3% |
| 2029 | ~$345,717,948,723 | ~$345,717,948,723 | ~2.0465% | ~$7,075,065,963 | +400918.4% |
| 2030 | ~$2,751,141,943,333 | ~$2,751,141,943,333 | ~2.0465% | ~$56,301,707,199 | +3191109.8% |
| 2026 | ~$689,487,259 | ~$689,487,259 | ~1.9977% | ~$13,773,627 | +699.8% |
| 2027 | ~$5,514,356,568 | ~$5,514,356,568 | ~1.9488% | ~$107,465,959 | +6296.4% |
| 2028 | ~$44,102,523,990 | ~$44,102,523,990 | ~1.9000% | ~$837,955,343 | +51057.1% |
| 2029 | ~$352,721,591,026 | ~$352,721,591,026 | ~1.8512% | ~$6,529,560,930 | +409042.3% |
| 2030 | ~$2,820,984,141,526 | ~$2,820,984,141,526 | ~1.8024% | ~$50,844,607,134 | +3272123.8% |
In 2025, this property's market value of $86,210,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 166× 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 | $86,210,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $110,430,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $98,530,367 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $68,890,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $21,283 | $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.