160 E RIVERSIDE DR TX 78704
| Owner | MAE CROCKETT PARTNERS LTD |
|---|---|
| Parcel ID | 0201011104 |
| Short ID | 187827 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,654 SF |
| Land SF | 229,680 SF |
| Acres | 5.273 |
| Year Built | 1963 |
| Legal | 13835 SQ OF LOT A CROCKETT MAE ESTATE SUBD NO 2 |
| Neighborhood | 48SCN |
| Land | $46,572,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $46,572,600 |
| Improvement | $2,948,715 |
|---|---|
| Total Improvement | $2,948,715 |
| Market | $49,041,165 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $49,041,165 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $49,041,165 |
| Taxable Value | $49,041,165 |
|---|
Appreciation: Market value has risen +13.3% from $43,268,490 (2021) to $49,041,165 (2025), a CAGR of 3.2% over 4 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 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 $1,003,620. 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 ($46,572,600 land vs $2,948,715 improvements), about $203/SF of land. With value concentrated in the land under a ~63-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 $49,041,165, this parcel sits in the top quartile (≥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 +3.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $57,351,803 by 2030, with an estimated annual tax burden around $1,080,360. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,000 SF | ✗ |
| 1ST | 1st Floor | 2,654 SF | ✓ |
| 501 | CANOPY | 590 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 187827 | MAE CROCKETT PARTNERS LTD | 150 RIVERSIDE DR 78704 | $48,276,165 | $48,276,165 | $48,276,165 |
| 187828 | CROCKETT M H SR ESTATE | 160 RIVERSIDE DR 78704 | $1,143,357 | $918,000 | $918,000 |
| 747372 | MAE CROCKETT PARTNERS LTD | 150 RIVERSIDE DR 78704 | — | — | — |
Market value changed by 95% in 2024, 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% | $453,728.86 | $453,728.86 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $256,984.04 | $256,984.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $184,318.76 | $184,318.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $57,879.86 | $57,879.86 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $50,708.56 | $50,708.56 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,003,620.08 | $1,003,620.08 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $49,419,522 | $49,041,165 | +0.8% |
| Assessed Value | $49,194,165 | $49,041,165 | +0.3% |
| Land Value | $46,572,600 | $46,572,600 | +0.0% |
| Improvement Value | $2,948,715 | $2,948,715 | +0.0% |
| Taxable Value | $49,194,165 | $49,041,165 | +0.3% |
| HS Cap Loss | -$225,357 | — | |
| Total Tax 2026 = estimate |
~$1,006,751
Estimated
|
~$1,003,620
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $49,942,790 | $49,419,522 | -523,268 (-1.0%) |
| Taxable Value | $49,308,840 | $49,194,165 | -114,675 (-0.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $49,419,522 | $46,572,600 | $2,948,715 | −$225,357 | $49,194,165 | $49,194,165 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $49,041,165 | $46,572,600 | $2,948,715 | — | $49,041,165 | $49,041,165 | ~$1,003,620 | Partial |
| 2024 | $1,536,233 | — | — | — | $46,572,600 ! | $— | $928,644 | Verified |
| 2023 | $22,783,454 | — | — | — | $46,572,600 ! | $— | $847,880 | Verified |
| 2022 | $19,848,712 | — | — | — | $24,988,100 ! | $— | $497,762 | Verified |
| 2021 | $43,268,490 | — | — | −$18,280,390 | $24,988,100 | $— | $548,568 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +102.9% ! | +20.0% | 59.2% | Not available | Partial |
| 2025 | -50.0% | -50.0% | ~100% | Not available | Partial |
| 2024 | -95.1% ! | -95.1% | ~100% | 1.9800% | Verified |
| 2023 | +46.8% | +46.8% | ~100% | 1.0800% | Verified |
| 2022 | -10.2% | -10.2% | ~100% | 1.0700% | Verified |
| 2021 | base year | — | ~100% | 1.2700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -96.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.8% | +592.1% | +3.0% | +3092.3% | 2025 | -93.3% | 2024 |
| Assessment Ratio | 99.5% | 603.2% | — | 3031.6% | 2024 | 57.8% | 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 |
$1,003,620 | $765,295 | ~$1,049,784 | $1,003,620 | 2025 | $497,762 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$50,600,876 | ~$50,600,876 | ~2.0139% | ~$1,019,070 | +3.2% |
| 2027 | ~$52,210,193 | ~$52,210,193 | ~1.9814% | ~$1,034,486 | +6.5% |
| 2028 | ~$53,870,692 | ~$53,870,692 | ~1.9488% | ~$1,049,853 | +9.8% |
| 2029 | ~$55,584,003 | ~$55,584,003 | ~1.9163% | ~$1,065,151 | +13.3% |
| 2030 | ~$57,351,803 | ~$57,351,803 | ~1.8837% | ~$1,080,360 | +16.9% |
| 2026 | ~$49,620,053 | ~$49,620,053 | ~2.0465% | ~$1,015,467 | +1.2% |
| 2027 | ~$50,205,774 | ~$50,205,774 | ~2.0465% | ~$1,027,454 | +2.4% |
| 2028 | ~$50,798,410 | ~$50,798,410 | ~2.0465% | ~$1,039,582 | +3.6% |
| 2029 | ~$51,398,040 | ~$51,398,040 | ~2.0465% | ~$1,051,853 | +4.8% |
| 2030 | ~$52,004,749 | ~$52,004,749 | ~2.0465% | ~$1,064,269 | +6.0% |
| 2026 | ~$51,581,700 | ~$51,581,700 | ~1.9977% | ~$1,030,428 | +5.2% |
| 2027 | ~$54,253,844 | ~$54,253,844 | ~1.9488% | ~$1,057,320 | +10.6% |
| 2028 | ~$57,064,417 | ~$57,064,417 | ~1.9000% | ~$1,084,233 | +16.4% |
| 2029 | ~$60,020,590 | ~$60,020,590 | ~1.8512% | ~$1,111,098 | +22.4% |
| 2030 | ~$63,129,904 | ~$63,129,904 | ~1.8024% | ~$1,137,835 | +28.7% |
In 2025, this property's market value of $49,041,165 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 35× 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 | $49,041,165 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $1,536,233 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $22,783,454 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $19,848,712 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $43,268,490 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | 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.