4700 RIVERSIDE DR 78741
| Owner | NRE ZONE LLC |
|---|---|
| Parcel ID | 0306100201 |
| Short ID | 984823 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 143,837 SF |
| Acres | 3.302 |
| Year Built | — |
| Legal | RIVER PARK SOUTH BLK D (RSB LT 1 BLK B PARKE GREEN) LOT 5 |
| Neighborhood | SE1 |
| Land | $6,472,665 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,472,665 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,306,479 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,306,479 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,306,479 |
| Taxable Value | $4,306,479 |
|---|
Appreciation: Market value has fallen +0.0% from $4,306,479 (2024) to $4,306,479 (2025), a CAGR of 0.0% over 1 year. Growth has been relatively flat for this asset class. Over the same span, the median Land/Vacant parcel countywide rose +27.9%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $89,152. Del Valle ISD is the largest single contributor, at 45.8% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 150% of market value ($6,472,665 land vs $0 improvements), about $45/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $4,306,479, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 -94.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $0 by 2031, with an estimated annual tax burden around $0. 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.
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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $40,864.18 | $40,864.18 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $22,566.68 | $22,566.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $16,185.69 | $16,185.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,082.64 | $5,082.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,452.90 | $4,452.90 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $89,152.09 | $89,152.09 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $40,864.18 | 45.8% |
| CAT City of Austin | 0.5240% | $22,566.68 | 25.3% |
| TCO Travis County | 0.3758% | $16,185.69 | 18.2% |
| THD Travis Central Health | 0.1180% | $5,082.64 | 5.7% |
| ACT Austin Community College | 0.1034% | $4,452.90 | 5.0% |
| Total | 2.0702% | $89,152.09 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $14,384 | $4,306,479 | -99.7% |
| Assessed Value | $14,384 | $4,306,479 | -99.7% |
| Land Value | $6,472,665 | $6,472,665 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $14,384 | $4,306,479 | -99.7% |
| Total Tax 2026 = estimate |
~$298
Estimated
|
~$89,152
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $14,384 | $6,472,665 | — | — | $14,384 | $14,384 | Not yet — post-cert | Preliminary |
| 2025 | $4,306,479 | $6,472,665 | — | — | $4,306,479 | $4,306,479 | ~$89,152 | Partial |
| 2024 | $4,306,479 | $6,472,665 | — | — | $4,306,479 | $4,306,479 | $87,345 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -99.7% ! | -99.7% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -99.7% | -49.9% | -94.1% | +0.0% | 2025 | -99.7% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2024 | 100.0% | 2024 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$89,152 | $88,248 | ~$4 | $89,152 | 2025 | $87,345 | 2024 |
Market value changed by 100% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$831 | ~$831 | ~2.0085% | ~$17 | -94.2% |
| 2028 | ~$48 | ~$48 | ~1.9468% | ~$1 | -99.7% |
| 2029 | ~$3 | ~$3 | ~1.8851% | ~$0 | -100.0% |
| 2030 | ~$0 | ~$0 | ~1.8234% | ~$0 | -100.0% |
| 2031 | ~$0 | ~$0 | ~1.7617% | ~$0 | -100.0% |
| 2027 | ~$13,665 | ~$13,665 | ~2.0702% | ~$283 | -5.0% |
| 2028 | ~$12,982 | ~$12,982 | ~2.0702% | ~$269 | -9.7% |
| 2029 | ~$12,332 | ~$12,332 | ~2.0702% | ~$255 | -14.3% |
| 2030 | ~$11,716 | ~$11,716 | ~2.0702% | ~$243 | -18.5% |
| 2031 | ~$11,130 | ~$11,130 | ~2.0702% | ~$230 | -22.6% |
| 2027 | ~$1,119 | ~$1,119 | ~1.9776% | ~$22 | -92.2% |
| 2028 | ~$87 | ~$87 | ~1.8851% | ~$2 | -99.4% |
| 2029 | ~$7 | ~$7 | ~1.7925% | ~$0 | -100.0% |
| 2030 | ~$1 | ~$1 | ~1.7000% | ~$0 | -100.0% |
| 2031 | ~$0 | ~$0 | ~1.6074% | ~$0 | -100.0% |
In 2025, this property's market value of $4,306,479 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 51× the county median of $84,423. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $4,306,479 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $4,306,479 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 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 | 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 | 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 | — |