1703 RIVERVIEW ST TX 78702
| Owner | GONZALES EDWARD |
|---|---|
| Parcel ID | 0201060308 |
| Short ID | 188296 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,933 SF |
| Land SF | 13,500 SF |
| Acres | 0.310 |
| Year Built | 1910 |
| Legal | 100X134.5 FT OLT 67 DIVISION O |
| Neighborhood | E1005 |
| Land | $519,231 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $519,231 |
| Improvement | $448,355 |
|---|---|
| Total Improvement | $448,355 |
| Market | $967,586 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $967,586 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $967,586 |
| Taxable Value | $967,586 |
|---|
Appreciation: Market value has risen +26.7% from $763,907 (2021) to $967,586 (2025), a CAGR of 6.1% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has lagged the broader multi-family 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 $19,802. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Multi-family residential. 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 54% of market value ($519,231 land vs $448,355 improvements), about $38/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $967,586, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +6.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,300,172 by 2030, with an estimated annual tax burden around $24,492. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,933 SF | ✗ |
| 1ST | 1st Floor | 1,660 SF | ✓ |
| 1/2 | Half Floor | 1,273 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 675 SF | ✗ |
| 612 | TERRACE UNCOVERD | 544 SF | ✗ |
| 512 | DECK UNCOVRED | 420 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 60 SF | ✗ |
| 251 | BATHROOM | 4 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% | $8,952.11 | $8,952.11 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,070.32 | $5,070.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,636.62 | $3,636.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,141.97 | $1,141.97 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,000.48 | $1,000.48 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,801.50 | $19,801.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $967,586 | $967,586 | +0.0% |
| Assessed Value | $967,586 | $967,586 | +0.0% |
| Land Value | $519,231 | $519,231 | +0.0% |
| Improvement Value | $448,355 | $448,355 | +0.0% |
| Taxable Value | $967,586 | $967,586 | +0.0% |
| Total Tax 2026 = estimate |
~$19,802
Estimated
|
~$19,802
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $967,586 | $967,586 | +0 (+0.0%) |
| Taxable Value | $967,586 | $967,586 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $967,586 | $519,231 | $448,355 | — | $967,586 | $967,586 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $967,586 | $519,231 | $448,355 | — | $967,586 | $967,586 | ~$19,802 | Partial |
| 2024 | $1,007,798 | — | — | −$512,798 | $495,000 | $— | $20,527 | Verified |
| 2023 | $1,258,395 | — | — | −$763,395 | $495,000 | $— | $18,234 | Verified |
| 2022 | $856,038 | — | — | −$361,038 | $495,000 | $— | $24,852 | Verified |
| 2021 | $763,907 | — | — | −$378,907 | $385,000 | $— | $18,633 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -6.6% | -6.6% | ~100% | Not available | Partial |
| 2024 | +2.8% | +2.8% | ~100% | 1.9800% | Verified |
| 2023 | -19.9% | -19.9% | ~100% | 1.8100% | Verified |
| 2022 | +47.0% | +47.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +7.0% | +6.1% | +47.0% | 2023 | -19.9% | 2024 |
| Assessment Ratio | 100.0% | 66.1% | — | 100.0% | 2025 | 39.3% | 2023 |
| 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 |
$19,802 | $20,409 | ~$22,548 | $24,852 | 2022 | $18,234 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,026,483 | ~$1,026,483 | ~2.0139% | ~$20,673 | +6.1% |
| 2027 | ~$1,088,965 | ~$1,088,965 | ~1.9814% | ~$21,577 | +12.5% |
| 2028 | ~$1,155,251 | ~$1,155,251 | ~1.9488% | ~$22,514 | +19.4% |
| 2029 | ~$1,225,572 | ~$1,225,572 | ~1.9163% | ~$23,486 | +26.7% |
| 2030 | ~$1,300,172 | ~$1,300,172 | ~1.8837% | ~$24,492 | +34.4% |
| 2026 | ~$1,007,131 | ~$1,007,131 | ~2.0465% | ~$20,611 | +4.1% |
| 2027 | ~$1,048,293 | ~$1,048,293 | ~2.0465% | ~$21,453 | +8.3% |
| 2028 | ~$1,091,137 | ~$1,091,137 | ~2.0465% | ~$22,330 | +12.8% |
| 2029 | ~$1,135,732 | ~$1,135,732 | ~2.0465% | ~$23,243 | +17.4% |
| 2030 | ~$1,182,150 | ~$1,182,150 | ~2.0465% | ~$24,193 | +22.2% |
| 2026 | ~$1,045,835 | ~$1,045,835 | ~1.9977% | ~$20,892 | +8.1% |
| 2027 | ~$1,130,412 | ~$1,130,412 | ~1.9488% | ~$22,030 | +16.8% |
| 2028 | ~$1,221,829 | ~$1,221,829 | ~1.9000% | ~$23,215 | +26.3% |
| 2029 | ~$1,320,638 | ~$1,320,638 | ~1.8512% | ~$24,448 | +36.5% |
| 2030 | ~$1,427,438 | ~$1,427,438 | ~1.8024% | ~$25,728 | +47.5% |
In 2025, this property's market value of $967,586 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +86% above the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $967,586 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,007,798 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,258,395 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $856,038 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $763,907 | $300,453 | $376,850 | $539,896 | ↑ 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.