1 ST 78748
| Owner | OH RIDDELL LP |
|---|---|
| Parcel ID | 0438130416 |
| Short ID | 967053 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 331,650 SF |
| Land SF | 841,928 SF |
| Acres | 19.328 |
| Year Built | 2022 |
| Legal | RIDDELL MULTIFAMILY BLK A LOT 2 |
| Neighborhood | SC3 |
| Land | $2,315,301 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,315,301 |
| Improvement | $78,544,699 |
|---|---|
| Total Improvement | $78,544,699 |
| Market | $80,860,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $80,860,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $80,860,000 |
| Taxable Value | $80,860,000 |
|---|
Appreciation: Market value has risen +2043.4% from $3,772,571 (2024) to $80,860,000 (2025), a CAGR of 2043.4% over 1 year. 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 fell -7.9%, 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 $1,654,788. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($53,851,835, ~66.6% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
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 ($2,315,301 land vs $78,544,699 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $80,860,000, 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 +2043.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $365,776,089,125,610 by 2030, with an estimated annual tax burden around $2,453,119. 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 | 331,650 SF | ✓ |
Market value changed by 1389% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $748,116.72 | $503,236.62 | $244,880.10 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $423,720.15 | $285,024.36 | $138,695.79 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $303,908.27 | $204,430.36 | $99,477.91 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $95,433.40 | $64,195.30 | $31,238.10 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $83,609.24 | $56,241.53 | $27,367.71 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,654,787.78 | $1,113,128.17 | $541,659.61 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $74,230,000 | $80,860,000 | -8.2% |
| Assessed Value | $74,230,000 | $80,860,000 | -8.2% |
| Land Value | $2,315,301 | $2,315,301 | +0.0% |
| Improvement Value | $71,914,699 | $78,544,699 | -8.4% |
| Taxable Value | $74,230,000 | $80,860,000 | -8.2% |
| HS Cap Loss | — | -$53,851,835 (2024) | |
| Total Tax 2026 = estimate |
~$1,519,106
Estimated
|
$1,654,788 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $78,091,256 | $74,230,000 | -3,861,256 (-4.9%) |
| Taxable Value | $78,091,256 | $74,230,000 | -3,861,256 (-4.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $74,230,000 | $2,315,301 | $71,914,699 | — | $74,230,000 | $74,230,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $80,860,000 | $2,315,301 | $78,544,699 | — | $80,860,000 | $80,860,000 | $1,654,788 | Verified |
| 2024 | $3,772,571 | — | — | — | — | $— | $1,113,128 | Verified |
| 2023 | $— | — | — | — | — | $— | $68,255 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.4% | -3.4% | ~100% | Not available | Partial |
| 2025 | +44.0% | +44.0% | ~100% | 2.0500% | Verified |
| 2024 | +1388.8% ! | +1388.8% | ~100% | 1.9800% | Verified |
| 2023 | base year | — | ~100% | 1.8100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2043.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.2% | +1017.6% | +2081.7% | +2043.4% | 2025 | -8.2% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $1,654,788 | $1,383,958 | ~$2,109,822 | $1,654,788 | 2025 | $1,113,128 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,733,125,659 | ~$88,946,000 | ~2.0139% | ~$1,791,316 | +2043.4% |
| 2027 | ~$37,147,224,208 | ~$97,840,600 | ~1.9814% | ~$1,938,602 | +45840.2% |
| 2028 | ~$796,200,932,845 | ~$107,624,660 | ~1.9488% | ~$2,097,432 | +984566.0% |
| 2029 | ~$17,065,499,212,573 | ~$118,387,126 | ~1.9163% | ~$2,268,642 | +21104895.3% |
| 2030 | ~$365,776,089,125,610 | ~$130,225,839 | ~1.8837% | ~$2,453,119 | +452357170.7% |
| 2026 | ~$1,731,508,459 | ~$88,946,000 | ~2.0465% | ~$1,820,267 | +2041.4% |
| 2027 | ~$37,077,931,525 | ~$97,840,600 | ~2.0465% | ~$2,002,293 | +45754.5% |
| 2028 | ~$793,974,178,497 | ~$107,624,660 | ~2.0465% | ~$2,202,523 | +981812.2% |
| 2029 | ~$17,001,892,235,837 | ~$118,387,126 | ~2.0465% | ~$2,422,775 | +21026232.2% |
| 2030 | ~$364,072,721,037,693 | ~$130,225,839 | ~2.0465% | ~$2,665,052 | +450250606.2% |
| 2026 | ~$1,734,742,859 | ~$88,946,000 | ~1.9977% | ~$1,776,841 | +2045.4% |
| 2027 | ~$37,216,581,578 | ~$97,840,600 | ~1.9488% | ~$1,906,756 | +45925.9% |
| 2028 | ~$798,431,846,696 | ~$107,624,660 | ~1.9000% | ~$2,044,887 | +987325.0% |
| 2029 | ~$17,129,284,496,012 | ~$118,387,126 | ~1.8512% | ~$2,191,575 | +21183778.9% |
| 2030 | ~$367,485,826,823,764 | ~$130,225,839 | ~1.8024% | ~$2,347,153 | +454471612.6% |
In 2025, this property's market value of $80,860,000 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 | $80,860,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $3,772,571 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | — | $503,905 | $617,035 | $919,932 | — | +0.9% |
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.