201 E RIVERSIDE DR TX 78704
| Owner | 201 EAST RIVERSIDE PROPERTY LLC |
|---|---|
| Parcel ID | 0201010223 |
| Short ID | 187784 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 1,800 SF |
| Land SF | 9,148 SF |
| Acres | 0.210 |
| Year Built | 1947 |
| Legal | ABS 8 SUR 20 DECKER I ACR .21 MARTIN ESTATE |
| Neighborhood | 33CEN |
| Land | $1,921,080 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,921,080 |
| Improvement | $42,114 |
|---|---|
| Total Improvement | $42,114 |
| Market | $1,963,194 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,963,194 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,963,194 |
| Taxable Value | $1,963,194 |
|---|
Appreciation: Market value has risen +89.4% from $1,036,600 (2021) to $1,963,194 (2025), a CAGR of 17.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 $40,176. 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 98% of market value ($1,921,080 land vs $42,114 improvements), about $210/SF of land. With value concentrated in the land under a ~79-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 $1,963,194, 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 +17.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,361,674 by 2030, with an estimated annual tax burden around $59,559. 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 | 8,900 SF | ✗ |
| 1ST | 1st Floor | 1,800 SF | ✓ |
| 501 | CANOPY | 300 SF | ✗ |
| SO | Sketch Only | 56 SF | ✗ |
Market value changed by 88% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $18,163.47 | $18,163.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,287.47 | $10,287.47 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,378.57 | $7,378.57 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,317.02 | $2,317.02 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,029.94 | $2,029.94 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $40,176.47 | $40,176.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,965,602 | $1,963,194 | +0.1% |
| Assessed Value | $1,965,602 | $1,963,194 | +0.1% |
| Land Value | $1,921,080 | $1,921,080 | +0.0% |
| Improvement Value | $44,522 | $42,114 | +5.7% |
| Taxable Value | $1,965,602 | $1,963,194 | +0.1% |
| Total Tax 2026 = estimate |
~$40,226
Estimated
|
~$40,176
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,965,602 | $1,965,602 | +0 (+0.0%) |
| Taxable Value | $1,965,602 | $1,965,602 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,965,602 | $1,921,080 | $44,522 | — | $1,965,602 | $1,965,602 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,963,194 | $1,921,080 | $42,114 | — | $1,963,194 | $1,963,194 | ~$40,176 | Partial |
| 2024 | $2,006,079 | — | — | −$84,999 | $1,921,080 | $— | $38,898 | Verified |
| 2023 | $1,068,404 | — | — | — | $1,921,080 ! | $— | $36,295 | Verified |
| 2022 | $1,097,500 | — | — | −$91,220 | $1,006,280 | $— | $21,100 | Verified |
| 2021 | $1,036,600 | — | — | −$30,320 | $1,006,280 | $— | $23,889 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -2.2% | -2.2% | ~100% | 1.9800% | Verified |
| 2023 | +87.8% ! | +87.8% | ~100% | 1.8100% | Verified |
| 2022 | -2.7% | -2.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +78.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +17.8% | +17.3% | +87.8% | 2024 | -2.7% | 2023 |
| Assessment Ratio | 100.0% | 110.7% | — | 179.8% | 2023 | 91.7% | 2022 |
| 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 |
$40,176 | $32,072 | ~$51,224 | $40,176 | 2025 | $21,100 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,303,039 | ~$2,159,513 | ~2.0139% | ~$43,491 | +17.3% |
| 2027 | ~$2,701,713 | ~$2,375,465 | ~1.9814% | ~$47,067 | +37.6% |
| 2028 | ~$3,169,401 | ~$2,613,011 | ~1.9488% | ~$50,923 | +61.4% |
| 2029 | ~$3,718,050 | ~$2,874,312 | ~1.9163% | ~$55,080 | +89.4% |
| 2030 | ~$4,361,674 | ~$3,161,744 | ~1.8837% | ~$59,559 | +122.2% |
| 2026 | ~$2,263,775 | ~$2,159,513 | ~2.0465% | ~$44,194 | +15.3% |
| 2027 | ~$2,610,377 | ~$2,375,465 | ~2.0465% | ~$48,614 | +33.0% |
| 2028 | ~$3,010,046 | ~$2,613,011 | ~2.0465% | ~$53,475 | +53.3% |
| 2029 | ~$3,470,909 | ~$2,874,312 | ~2.0465% | ~$58,822 | +76.8% |
| 2030 | ~$4,002,333 | ~$3,161,744 | ~2.0465% | ~$64,705 | +103.9% |
| 2026 | ~$2,342,303 | ~$2,159,513 | ~1.9977% | ~$43,140 | +19.3% |
| 2027 | ~$2,794,620 | ~$2,375,465 | ~1.9488% | ~$46,294 | +42.4% |
| 2028 | ~$3,334,283 | ~$2,613,011 | ~1.9000% | ~$49,648 | +69.8% |
| 2029 | ~$3,978,160 | ~$2,874,312 | ~1.8512% | ~$53,209 | +102.6% |
| 2030 | ~$4,746,375 | ~$3,161,744 | ~1.8024% | ~$56,986 | +141.8% |
In 2025, this property's market value of $1,963,194 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +38% 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 | $1,963,194 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,006,079 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,068,404 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,097,500 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,036,600 | $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.