2301 RIO GRANDE ST TX 78705
| Owner | 706 W 34TH LLC |
|---|---|
| Parcel ID | 0214011505 |
| Short ID | 206714 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 4,750 SF |
| Land SF | 8,540 SF |
| Acres | 0.196 |
| Year Built | 1920 |
| Legal | LOT 6 OLT 37 DIV D HORSTS LOUIS SUBD |
| Neighborhood | 05WC |
| Land | $1,921,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,921,500 |
| Improvement | $48,508 |
|---|---|
| Total Improvement | $48,508 |
| Market | $1,970,008 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,970,008 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,970,008 |
| Taxable Value | $1,970,008 |
|---|
Appreciation: Market value has risen +72.8% from $1,140,000 (2021) to $1,970,008 (2025), a CAGR of 14.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→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 +19.0%, 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 $40,316. 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 98% of market value ($1,921,500 land vs $48,508 improvements), about $225/SF of land. With value concentrated in the land under a ~106-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,970,008, 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 +11.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $3,411,307 by 2031, with an estimated annual tax burden around $59,827. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,384 SF | ✓ |
| 2ND | 2nd Floor | 2,366 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 119 SF | ✗ |
| SO | Sketch Only | 79 SF | ✗ |
| 251 | BATHROOM | 6 SF | ✓ |
| 531 | OBS FENCE | 2 SF | ✗ |
| 413 | STAIRWAY EXT | 1 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% | $16,605.05 | $16,605.05 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,404.81 | $9,404.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,745.49 | $6,745.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,118.22 | $2,118.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,855.77 | $1,855.77 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $36,729.34 | $36,729.34 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $16,605.05 | 45.2% |
| CAT City of Austin | 0.5240% | $9,404.81 | 25.6% |
| TCO Travis County | 0.3758% | $6,745.49 | 18.4% |
| THD Travis Central Health | 0.1180% | $2,118.22 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,855.77 | 5.1% |
| Total | 2.0465% | $36,729.34 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,972,027 | $1,970,008 | +0.1% |
| Assessed Value | $1,972,027 | $1,970,008 | +0.1% |
| Land Value | $1,921,500 | $1,921,500 | +0.0% |
| Improvement Value | $50,527 | $48,508 | +4.2% |
| Taxable Value | $1,972,027 | $1,970,008 | +0.1% |
| Total Tax 2026 = estimate |
~$40,357
Estimated
|
~$36,729
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,972,027 | $1,921,500 | $50,527 | — | $1,972,027 | $1,972,027 | Not yet — post-cert | Preliminary |
| 2025 | $1,970,008 | $1,921,500 | $48,508 | — | $1,970,008 | $1,970,008 | ~$36,729 | Partial |
| 2024 | $2,017,309 | $1,921,500 | $95,809 | — | $2,017,309 | $2,017,309 | $34,607 | Verified |
| 2023 | $1,746,244 | $1,921,500 | — | — | $1,746,244 | $1,746,244 | $31,594 | Verified |
| 2022 | $1,187,500 | $768,600 | $418,900 | — | $1,187,500 | $1,187,500 | $23,452 | Verified |
| 2021 | $1,140,000 | $768,600 | $371,400 | — | $1,140,000 | $1,140,000 | $24,814 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | -2.3% | -2.3% | ~100% | Not available | Partial |
| 2024 | +15.5% | +15.5% | ~100% | No billing data | Verified |
| 2023 | +47.1% | +47.1% | ~100% | No billing data | Verified |
| 2022 | +4.2% | +4.2% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +72.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +12.9% | +11.6% | +47.1% | 2023 | -2.3% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.8600% | 1.8600% | — | 1.8600% | 2025 | 1.8600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$36,729 | $30,239 | ~$51,455 | $36,729 | 2025 | $23,452 | 2022 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,200,465 | ~$2,169,230 | ~2.0139% | ~$43,687 | +11.6% |
| 2028 | ~$2,455,365 | ~$2,386,153 | ~1.9814% | ~$47,279 | +24.5% |
| 2029 | ~$2,739,792 | ~$2,624,768 | ~1.9488% | ~$51,153 | +38.9% |
| 2030 | ~$3,057,168 | ~$2,887,245 | ~1.9163% | ~$55,328 | +55.0% |
| 2031 | ~$3,411,307 | ~$3,175,969 | ~1.8837% | ~$59,827 | +73.0% |
| 2027 | ~$2,161,024 | ~$2,161,024 | ~2.0465% | ~$44,225 | +9.6% |
| 2028 | ~$2,368,135 | ~$2,368,135 | ~2.0465% | ~$48,464 | +20.1% |
| 2029 | ~$2,595,095 | ~$2,595,095 | ~2.0465% | ~$53,108 | +31.6% |
| 2030 | ~$2,843,807 | ~$2,843,807 | ~2.0465% | ~$58,198 | +44.2% |
| 2031 | ~$3,116,355 | ~$3,116,355 | ~2.0465% | ~$63,776 | +58.0% |
| 2027 | ~$2,239,906 | ~$2,169,230 | ~1.9977% | ~$43,334 | +13.6% |
| 2028 | ~$2,544,172 | ~$2,386,153 | ~1.9488% | ~$46,502 | +29.0% |
| 2029 | ~$2,889,771 | ~$2,624,768 | ~1.9000% | ~$49,871 | +46.5% |
| 2030 | ~$3,282,315 | ~$2,887,245 | ~1.8512% | ~$53,449 | +66.4% |
| 2031 | ~$3,728,182 | ~$3,175,969 | ~1.8024% | ~$57,243 | +89.1% |
In 2025, this property's market value of $1,970,008 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — 4× 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 | $1,970,008 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $2,017,309 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $1,746,244 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $1,187,500 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $1,140,000 | $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 | — |