1703 RIVERVIEW ST TX 78702
| Owner | GONZALES EDWARD |
|---|---|
| Parcel ID | 0201060308 |
| Short ID | 188296 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,933 SF |
| Land SF | 13,500 SF |
| Acres | 0.310 |
| Year Built | 1910 |
| Legal | 100X134.5 FT OLT 67 DIVISION O |
| Neighborhood | E1005 |
| Land | $519,231 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $519,231 |
| Improvement | $448,355 |
|---|---|
| Total Improvement | $448,355 |
| Market | $967,586 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $967,586 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $967,586 |
| Taxable Value | $967,586 |
|---|
Appreciation: Market value has risen +13.0% from $856,038 (2021) to $967,586 (2025), a CAGR of 3.1% over 4 years. Growth has been relatively flat for this asset class. 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 +19.0%, 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 $19,802. 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 54% of market value ($519,231 land vs $448,355 improvements), about $38/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $967,586, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,086 (P25 $438,150 / P75 $747,031, n=12,570). 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 +2.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,093,670 by 2031, with an estimated annual tax burden around $20,602. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,933 SF | ✗ |
| 1ST | 1st Floor | 1,660 SF | ✓ |
| 1/2 | Half Floor | 1,273 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 675 SF | ✗ |
| 612 | TERRACE UNCOVERD | 544 SF | ✗ |
| 512 | DECK UNCOVRED | 420 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 60 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
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.
| 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% | $8,952.11 | $8,952.11 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,070.32 | $5,070.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,636.62 | $3,636.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,141.97 | $1,141.97 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,000.48 | $1,000.48 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,801.50 | $19,801.50 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $8,952.11 | 45.2% |
| CAT City of Austin | 0.5240% | $5,070.32 | 25.6% |
| TCO Travis County | 0.3758% | $3,636.62 | 18.4% |
| THD Travis Central Health | 0.1180% | $1,141.97 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,000.48 | 5.1% |
| Total | 2.0465% | $19,801.50 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $967,586 | $967,586 | +0.0% |
| Assessed Value | $967,586 | $967,586 | +0.0% |
| Land Value | $519,231 | $519,231 | +0.0% |
| Improvement Value | $448,355 | $448,355 | +0.0% |
| Taxable Value | $967,586 | $967,586 | +0.0% |
| Total Tax 2026 = estimate |
~$19,802
Estimated
|
~$19,802
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $967,586 | $519,231 | $448,355 | — | $967,586 | $967,586 | Not yet — post-cert | Preliminary |
| 2025 | $967,586 | $519,231 | $448,355 | — | $967,586 | $967,586 | ~$19,802 | Partial |
| 2024 | $1,035,756 | $495,000 | $540,756 | — | $1,035,756 | $1,035,756 | $20,527 | Verified |
| 2023 | $1,007,798 | $495,000 | $512,798 | — | $1,007,798 | $1,007,798 | $18,234 | Verified |
| 2022 | $1,258,395 | $495,000 | $763,395 | — | $1,258,395 | $1,258,395 | $24,852 | Verified |
| 2021 | $856,038 | $385,000 | $471,038 | — | $856,038 | $856,038 | $18,633 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -6.6% | -6.6% | ~100% | Not available | Partial |
| 2024 | +2.8% | +2.8% | ~100% | No billing data | Verified |
| 2023 | -19.9% | -19.9% | ~100% | No billing data | Verified |
| 2022 | +47.0% | +47.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +4.7% | +2.5% | +47.0% | 2022 | -19.9% | 2023 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 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 |
$19,802 | $20,409 | ~$20,290 | $24,852 | 2022 | $18,234 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$991,583 | ~$991,583 | ~2.0139% | ~$19,970 | +2.5% |
| 2028 | ~$1,016,174 | ~$1,016,174 | ~1.9814% | ~$20,134 | +5.0% |
| 2029 | ~$1,041,376 | ~$1,041,376 | ~1.9488% | ~$20,295 | +7.6% |
| 2030 | ~$1,067,202 | ~$1,067,202 | ~1.9163% | ~$20,451 | +10.3% |
| 2031 | ~$1,093,670 | ~$1,093,670 | ~1.8837% | ~$20,602 | +13.0% |
| 2027 | ~$972,231 | ~$972,231 | ~2.0465% | ~$19,897 | +0.5% |
| 2028 | ~$976,898 | ~$976,898 | ~2.0465% | ~$19,992 | +1.0% |
| 2029 | ~$981,588 | ~$981,588 | ~2.0465% | ~$20,088 | +1.4% |
| 2030 | ~$986,300 | ~$986,300 | ~2.0465% | ~$20,184 | +1.9% |
| 2031 | ~$991,034 | ~$991,034 | ~2.0465% | ~$20,281 | +2.4% |
| 2027 | ~$1,010,934 | ~$1,010,934 | ~1.9977% | ~$20,195 | +4.5% |
| 2028 | ~$1,056,225 | ~$1,056,225 | ~1.9488% | ~$20,584 | +9.2% |
| 2029 | ~$1,103,544 | ~$1,103,544 | ~1.9000% | ~$20,968 | +14.1% |
| 2030 | ~$1,152,983 | ~$1,152,983 | ~1.8512% | ~$21,344 | +19.2% |
| 2031 | ~$1,204,637 | ~$1,204,637 | ~1.8024% | ~$21,712 | +24.5% |
In 2025, this property's market value of $967,586 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — +86% above the county median of $519,086. 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 | $967,586 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $1,035,756 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $1,007,798 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $1,258,395 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $856,038 | $353,349 | $436,046 | $657,886 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |