704 RIO GRANDE ST TX 78701
| Owner | PARSONS PAUL |
|---|---|
| Parcel ID | 0107000405 |
| Short ID | 105341 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,998 SF |
| Land SF | 5,316 SF |
| Acres | 0.122 |
| Year Built | 1930 |
| Legal | S 31 FT OF LOT 5 *& S31FT OF LOT 6 *LESS 10X29 FT +2X22 FT LOT 7 *PLUS 10 FT ADJ ALLEY BLOCK 077 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $1,063,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,063,200 |
| Improvement | $383,711 |
|---|---|
| Total Improvement | $383,711 |
| Market | $1,446,911 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,446,911 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,446,911 |
| Taxable Value | $1,446,911 |
|---|
Appreciation: Market value has risen +31.9% from $1,096,900 (2021) to $1,446,911 (2025), a CAGR of 7.2% over 4 years. This represents moderate, steady growth. 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 rose +24.1%, so this parcel has outpaced 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 $29,611. 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 73% of market value ($1,063,200 land vs $383,711 improvements), about $200/SF of land. With value concentrated in the land under a ~96-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 $1,446,911, this parcel sits in the upper-middle (50th–75th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). 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 +7.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,045,433 by 2030, with an estimated annual tax burden around $38,531. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 1,998 SF | ✗ |
| 1ST | 1st Floor | 1,618 SF | ✓ |
| 551 | PAVED AREA | 982 SF | ✗ |
| 1/2 | Half Floor | 380 SF | ✓ |
| 612C | TERRACE UNCOVERD COMM | 208 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $10,709.46 | $10,709.46 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,065.65 | $6,065.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,350.51 | $4,350.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,366.15 | $1,366.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,196.88 | $1,196.88 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $23,688.65 | $23,688.65 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,275,000 | $1,446,911 | -11.9% |
| Assessed Value | $1,275,000 | $1,446,911 | -11.9% |
| Land Value | $1,063,200 | $1,063,200 | +0.0% |
| Improvement Value | $211,800 | $383,711 | -44.8% |
| Taxable Value | $1,275,000 | $1,446,911 | -11.9% |
| Total Tax 2026 = estimate |
~$26,093
Estimated
|
~$23,689
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,633,534 | $1,275,000 | -358,534 (-21.9%) |
| Taxable Value | $1,389,035 | $1,275,000 | -114,035 (-8.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,275,000 | $1,063,200 | $211,800 | — | $1,275,000 | $1,275,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,446,911 | $1,063,200 | $383,711 | — | $1,446,911 | $1,446,911 | ~$23,689 | Partial |
| 2024 | $1,109,626 | — | — | −$46,426 | $1,063,200 | $— | $24,521 | Verified |
| 2023 | $950,217 | — | — | −$152,817 | $797,400 | $— | $20,076 | Verified |
| 2022 | $950,217 | — | — | −$152,817 | $797,400 | $— | $18,766 | Verified |
| 2021 | $1,096,900 | — | — | −$299,500 | $797,400 | $— | $20,683 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.9% | -4.0% | 85.0% | Not available | Partial |
| 2025 | +16.9% | +16.9% | ~100% | Not available | Partial |
| 2024 | +11.5% | +11.5% | ~100% | 1.9800% | Verified |
| 2023 | +16.8% | +16.8% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +52.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.9% | +4.4% | +10.1% | +30.4% | 2025 | -13.4% | 2022 |
| Assessment Ratio | 100.0% | 89.4% | — | 100.0% | 2025 | 72.7% | 2021 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$23,689 | $21,547 | ~$34,794 | $24,521 | 2024 | $18,766 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,550,638 | ~$1,550,638 | ~2.0139% | ~$31,229 | +7.2% |
| 2027 | ~$1,661,802 | ~$1,661,802 | ~1.9814% | ~$32,927 | +14.9% |
| 2028 | ~$1,780,934 | ~$1,780,934 | ~1.9488% | ~$34,708 | +23.1% |
| 2029 | ~$1,908,607 | ~$1,908,607 | ~1.9163% | ~$36,574 | +31.9% |
| 2030 | ~$2,045,433 | ~$2,045,433 | ~1.8837% | ~$38,531 | +41.4% |
| 2026 | ~$1,521,700 | ~$1,521,700 | ~2.0465% | ~$31,141 | +5.2% |
| 2027 | ~$1,600,355 | ~$1,600,355 | ~2.0465% | ~$32,751 | +10.6% |
| 2028 | ~$1,683,075 | ~$1,683,075 | ~2.0465% | ~$34,444 | +16.3% |
| 2029 | ~$1,770,072 | ~$1,770,072 | ~2.0465% | ~$36,224 | +22.3% |
| 2030 | ~$1,861,564 | ~$1,861,564 | ~2.0465% | ~$38,097 | +28.7% |
| 2026 | ~$1,579,577 | ~$1,579,577 | ~1.9977% | ~$31,555 | +9.2% |
| 2027 | ~$1,724,406 | ~$1,724,406 | ~1.9488% | ~$33,606 | +19.2% |
| 2028 | ~$1,882,515 | ~$1,882,515 | ~1.9000% | ~$35,768 | +30.1% |
| 2029 | ~$2,055,120 | ~$2,055,120 | ~1.8512% | ~$38,044 | +42.0% |
| 2030 | ~$2,243,552 | ~$2,243,552 | ~1.8024% | ~$40,437 | +55.1% |
In 2025, this property's market value of $1,446,911 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +2% above the county median of $1,417,484. 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 | $1,446,911 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,109,626 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $950,217 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $950,217 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,096,900 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below median | base yr |
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.