2501 RIVERSIDE DR 78741
| Owner | RDP RIVERSIDE LLC |
|---|---|
| Parcel ID | 0306070117 |
| Short ID | 968078 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 7,368 SF |
| Land SF | 45,384 SF |
| Acres | 1.042 |
| Year Built | 1994 |
| Legal | RDP SUBD LOT 2B |
| Neighborhood | AUTO |
| Land | $2,269,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,269,200 |
| Improvement | $102,659 |
|---|---|
| Total Improvement | $102,659 |
| Market | $2,371,859 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,371,859 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,371,859 |
| Taxable Value | $2,371,859 |
|---|
Appreciation: Market value has fallen -4.0% from $2,470,573 (2023) to $2,371,859 (2025), a CAGR of -2.0% over 2 years. Growth has been relatively flat for this asset class. 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 Commercial parcel countywide fell -0.0%, so this parcel has lagged the broader commercial 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 $48,540. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. 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 96% of market value ($2,269,200 land vs $102,659 improvements), about $50/SF of land. With value concentrated in the land under a ~32-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 $2,371,859, this parcel sits in the upper-middle (50th–75th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). Commercial here is the broad TCAD category — every commercial 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 -1.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,233,946 by 2031, with an estimated annual tax burden around $42,082. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 16,000 SF | ✗ |
| 1ST | 1st Floor | 7,368 SF | ✓ |
| 501 | CANOPY | 172 SF | ✗ |
| 482 | LIGHT POLES | 3 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% | $21,944.44 | $21,944.44 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,428.94 | $12,428.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,914.51 | $8,914.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,799.34 | $2,799.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,452.50 | $2,452.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $48,539.73 | $48,539.73 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $21,944.44 | 45.2% |
| CAT City of Austin | 0.5240% | $12,428.94 | 25.6% |
| TCO Travis County | 0.3758% | $8,914.51 | 18.4% |
| THD Travis Central Health | 0.1180% | $2,799.34 | 5.8% |
| ACT Austin Community College | 0.1034% | $2,452.50 | 5.1% |
| Total | 2.0465% | $48,539.73 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,379,035 | $2,371,859 | +0.3% |
| Assessed Value | $2,379,035 | $2,371,859 | +0.3% |
| Land Value | $2,269,200 | $2,269,200 | +0.0% |
| Improvement Value | $109,835 | $102,659 | +7.0% |
| Taxable Value | $2,379,035 | $2,371,859 | +0.3% |
| Total Tax 2026 = estimate |
~$48,687
Estimated
|
~$48,540
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,379,035 | $2,269,200 | $109,835 | — | $2,379,035 | $2,379,035 | Not yet — post-cert | Preliminary |
| 2025 | $2,371,859 | $2,269,200 | $102,659 | — | $2,371,859 | $2,371,859 | ~$48,540 | Partial |
| 2024 | $2,471,701 | $2,269,200 | $202,501 | — | $2,471,701 | $2,471,701 | $48,985 | Verified |
| 2023 | $2,470,573 | $2,269,200 | $201,373 | — | $2,470,573 | $2,470,573 | $44,699 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | -4.0% | -4.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -4.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | -1.2% | -1.3% | +0.3% | 2026 | -4.0% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2023 | 100.0% | 2023 |
| 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 |
$48,540 | $47,408 | ~$44,672 | $48,985 | 2024 | $44,699 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,349,282 | ~$2,349,282 | ~2.0139% | ~$47,313 | -1.3% |
| 2028 | ~$2,319,902 | ~$2,319,902 | ~1.9814% | ~$45,966 | -2.5% |
| 2029 | ~$2,290,889 | ~$2,290,889 | ~1.9488% | ~$44,646 | -3.7% |
| 2030 | ~$2,262,238 | ~$2,262,238 | ~1.9163% | ~$43,351 | -4.9% |
| 2031 | ~$2,233,946 | ~$2,233,946 | ~1.8837% | ~$42,082 | -6.1% |
| 2027 | ~$2,301,702 | ~$2,301,702 | ~2.0465% | ~$47,104 | -3.3% |
| 2028 | ~$2,226,882 | ~$2,226,882 | ~2.0465% | ~$45,573 | -6.4% |
| 2029 | ~$2,154,495 | ~$2,154,495 | ~2.0465% | ~$44,091 | -9.4% |
| 2030 | ~$2,084,460 | ~$2,084,460 | ~2.0465% | ~$42,658 | -12.4% |
| 2031 | ~$2,016,702 | ~$2,016,702 | ~2.0465% | ~$41,272 | -15.2% |
| 2027 | ~$2,396,863 | ~$2,396,863 | ~1.9977% | ~$47,881 | +0.7% |
| 2028 | ~$2,414,825 | ~$2,414,825 | ~1.9488% | ~$47,061 | +1.5% |
| 2029 | ~$2,432,921 | ~$2,432,921 | ~1.9000% | ~$46,226 | +2.3% |
| 2030 | ~$2,451,153 | ~$2,451,153 | ~1.8512% | ~$45,376 | +3.0% |
| 2031 | ~$2,469,521 | ~$2,469,521 | ~1.8024% | ~$44,510 | +3.8% |
In 2025, this property's market value of $2,371,859 places it in the 50th–75th percentile for Commercial properties in Travis County (13595 comparable) — +72% above the county median of $1,382,921. Commercial here is the broad TCAD category — every commercial 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 | $2,371,859 | $632,506 | $1,382,921 | $3,258,143 | ↑ Above median | -0.8% |
| 2024 | $2,471,701 | $647,500 | $1,401,787 | $3,362,090 | ↑ Above median | +0.0% |
| 2023 | $2,470,573 | $651,680 | $1,383,015 | $3,277,245 | ↑ Above median | +9.7% |
| 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 | 2023–2024 | 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 | 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 | — |