125 E RIVERSIDE DR TX 78704
| Owner | DJ INTERESTS LTD |
|---|---|
| Parcel ID | 0201010203 |
| Short ID | 187776 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,200 SF |
| Land SF | 7,500 SF |
| Acres | 0.172 |
| Year Built | 1945 |
| Legal | ABS 8 SUR 20 DECKER I 50 X 150 FT |
| Neighborhood | 43CEN |
| Land | $1,260,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,260,000 |
| Improvement | $68,151 |
|---|---|
| Total Improvement | $68,151 |
| Market | $1,328,151 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,328,151 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,328,151 |
| Taxable Value | $1,328,151 |
|---|
Appreciation: Market value has fallen -23.5% from $1,735,473 (2021) to $1,328,151 (2025), a CAGR of -6.5% 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 Commercial parcel countywide rose +24.1%, 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 $27,180. 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 95% of market value ($1,260,000 land vs $68,151 improvements), about $168/SF of land. With value concentrated in the land under a ~81-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 $1,328,151, this parcel sits in the lower-middle (25th–50th 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 -6.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $950,680 by 2030, with an estimated annual tax burden around $17,908. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 5,200 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% | $12,288.05 | $12,288.05 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,959.74 | $6,959.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,991.79 | $4,991.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,567.52 | $1,567.52 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,373.31 | $1,373.31 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $27,180.41 | $27,180.41 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,332,940 | $1,328,151 | +0.4% |
| Assessed Value | $1,332,940 | $1,328,151 | +0.4% |
| Land Value | $1,260,000 | $1,260,000 | +0.0% |
| Improvement Value | $72,940 | $68,151 | +7.0% |
| Taxable Value | $1,332,940 | $1,328,151 | +0.4% |
| Total Tax 2026 = estimate |
~$27,278
Estimated
|
~$27,180
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,332,940 | $1,332,940 | +0 (+0.0%) |
| Taxable Value | $1,332,940 | $1,332,940 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,332,940 | $1,260,000 | $72,940 | — | $1,332,940 | $1,332,940 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,328,151 | $1,260,000 | $68,151 | — | $1,328,151 | $1,328,151 | ~$27,180 | Partial |
| 2024 | $1,397,654 | — | — | −$137,654 | $1,260,000 | $— | $26,306 | Verified |
| 2023 | $1,592,089 | — | — | −$332,089 | $1,260,000 | $— | $25,287 | Verified |
| 2022 | $1,476,791 | — | — | −$576,791 | $900,000 | $— | $31,443 | Verified |
| 2021 | $1,735,473 | — | — | −$835,473 | $900,000 | $— | $32,145 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | -5.0% | -5.0% | ~100% | 1.9800% | Verified |
| 2023 | -12.2% | -12.2% | ~100% | 1.8100% | Verified |
| 2022 | +7.8% | +7.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -10.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.4% | -4.8% | -6.5% | +7.8% | 2023 | -14.9% | 2022 |
| Assessment Ratio | 100.0% | 80.4% | — | 100.0% | 2025 | 51.9% | 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 |
$27,180 | $28,472 | ~$21,321 | $32,145 | 2021 | $25,287 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,242,238 | ~$1,242,238 | ~2.0139% | ~$25,018 | -6.5% |
| 2027 | ~$1,161,883 | ~$1,161,883 | ~1.9814% | ~$23,021 | -12.5% |
| 2028 | ~$1,086,725 | ~$1,086,725 | ~1.9488% | ~$21,179 | -18.2% |
| 2029 | ~$1,016,429 | ~$1,016,429 | ~1.9163% | ~$19,478 | -23.5% |
| 2030 | ~$950,680 | ~$950,680 | ~1.8837% | ~$17,908 | -28.4% |
| 2026 | ~$1,261,743 | ~$1,261,743 | ~2.0465% | ~$25,821 | -5.0% |
| 2027 | ~$1,198,656 | ~$1,198,656 | ~2.0465% | ~$24,530 | -9.8% |
| 2028 | ~$1,138,723 | ~$1,138,723 | ~2.0465% | ~$23,304 | -14.3% |
| 2029 | ~$1,081,787 | ~$1,081,787 | ~2.0465% | ~$22,139 | -18.5% |
| 2030 | ~$1,027,698 | ~$1,027,698 | ~2.0465% | ~$21,032 | -22.6% |
| 2026 | ~$1,268,801 | ~$1,268,801 | ~1.9977% | ~$25,346 | -4.5% |
| 2027 | ~$1,212,103 | ~$1,212,103 | ~1.9488% | ~$23,622 | -8.7% |
| 2028 | ~$1,157,939 | ~$1,157,939 | ~1.9000% | ~$22,001 | -12.8% |
| 2029 | ~$1,106,195 | ~$1,106,195 | ~1.8512% | ~$20,478 | -16.7% |
| 2030 | ~$1,056,764 | ~$1,056,764 | ~1.8024% | ~$19,047 | -20.4% |
In 2025, this property's market value of $1,328,151 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -6% below 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 | $1,328,151 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,397,654 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,592,089 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,476,791 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,735,473 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.