301 W RIVERSIDE DR TX 78704
| Owner | MAE CROCKETT PARTNERS LTD |
|---|---|
| Parcel ID | 0202000104 |
| Short ID | 188624 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 11,078 SF |
| Land SF | 52,465 SF |
| Acres | 1.204 |
| Year Built | 1973 |
| Legal | ABS 8 SUR 20 DECKER I ACR 1.2044 |
| Neighborhood | 32CEN |
| Land | $11,463,603 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $11,463,603 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $8,446,860 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,446,860 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,446,860 |
| Taxable Value | $8,446,860 |
|---|
Appreciation: Market value has risen +8.6% from $7,775,885 (2021) to $8,446,860 (2025), a CAGR of 2.1% over 4 years. Growth has been relatively flat for this asset class. 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 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 $172,864. 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 136% of market value ($11,463,603 land vs $0 improvements), about $219/SF of land. With value concentrated in the land under a ~53-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 $8,446,860, 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 +2.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,367,574 by 2030, with an estimated annual tax burden around $176,461. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 45,575 SF | ✗ |
| 1ST | 1st Floor | 11,078 SF | ✓ |
| 501 | CANOPY | 1,482 SF | ✗ |
| 611 | TERRACE | 1,256 SF | ✗ |
| 541 | FENCE COMM LF | 342 SF | ✗ |
| 511 | DECK | 323 SF | ✗ |
| 435 | FENCE IRON LF | 85 SF | ✗ |
| 482 | LIGHT POLES | 2 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% | $78,150.35 | $78,150.35 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $44,262.98 | $44,262.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $31,747.10 | $31,747.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,969.24 | $9,969.24 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,734.05 | $8,734.05 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $172,863.72 | $172,863.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,446,860 | $8,446,860 | +0.0% |
| Assessed Value | $8,446,860 | $8,446,860 | +0.0% |
| Land Value | $11,463,603 | $11,463,603 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $8,446,860 | $8,446,860 | +0.0% |
| Total Tax 2026 = estimate |
~$172,864
Estimated
|
~$172,864
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $11,682,142 | $8,446,860 | -3,235,282 (-27.7%) |
| Taxable Value | $11,682,142 | $8,446,860 | -3,235,282 (-27.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,446,860 | $11,463,603 | — | — | $8,446,860 | $8,446,860 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,446,860 | $11,463,603 | — | — | $8,446,860 | $8,446,860 | ~$172,864 | Partial |
| 2024 | $10,807,127 | — | — | — | $11,463,603 ! | $— | $231,258 | Verified |
| 2023 | $7,781,087 | — | — | — | $10,807,127 ! | $— | $195,528 | Verified |
| 2022 | $7,781,087 | — | — | −$304,824 | $7,476,263 | $— | $153,877 | Verified |
| 2021 | $7,775,885 | — | — | −$299,622 | $7,476,263 | $— | $169,369 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +38.3% | +38.3% | ~100% | Not available | Partial |
| 2025 | -27.6% | -27.6% | ~100% | Not available | Partial |
| 2024 | +8.0% | +8.0% | ~100% | 1.9800% | Verified |
| 2023 | +35.2% | +35.2% | ~100% | 1.8100% | Verified |
| 2022 | +2.7% | +2.7% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +3.4% | +2.1% | +38.9% | 2024 | -21.8% | 2025 |
| Assessment Ratio | 100.0% | 106.2% | — | 138.9% | 2023 | 96.1% | 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 |
$172,864 | $184,579 | ~$175,112 | $231,258 | 2024 | $153,877 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,623,462 | ~$8,623,462 | ~2.0139% | ~$173,671 | +2.1% |
| 2027 | ~$8,803,757 | ~$8,803,757 | ~1.9814% | ~$174,437 | +4.2% |
| 2028 | ~$8,987,821 | ~$8,987,821 | ~1.9488% | ~$175,158 | +6.4% |
| 2029 | ~$9,175,733 | ~$9,175,733 | ~1.9163% | ~$175,834 | +8.6% |
| 2030 | ~$9,367,574 | ~$9,367,574 | ~1.8837% | ~$176,461 | +10.9% |
| 2026 | ~$8,454,525 | ~$8,454,525 | ~2.0465% | ~$173,021 | +0.1% |
| 2027 | ~$8,462,197 | ~$8,462,197 | ~2.0465% | ~$173,178 | +0.2% |
| 2028 | ~$8,469,876 | ~$8,469,876 | ~2.0465% | ~$173,335 | +0.3% |
| 2029 | ~$8,477,562 | ~$8,477,562 | ~2.0465% | ~$173,492 | +0.4% |
| 2030 | ~$8,485,255 | ~$8,485,255 | ~2.0465% | ~$173,649 | +0.5% |
| 2026 | ~$8,792,399 | ~$8,792,399 | ~1.9977% | ~$175,642 | +4.1% |
| 2027 | ~$9,152,074 | ~$9,152,074 | ~1.9488% | ~$178,359 | +8.3% |
| 2028 | ~$9,526,462 | ~$9,526,462 | ~1.9000% | ~$181,004 | +12.8% |
| 2029 | ~$9,916,165 | ~$9,916,165 | ~1.8512% | ~$183,567 | +17.4% |
| 2030 | ~$10,321,810 | ~$10,321,810 | ~1.8024% | ~$186,037 | +22.2% |
In 2025, this property's market value of $8,446,860 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $8,446,860 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $10,807,127 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $7,781,087 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $7,781,087 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $7,775,885 | $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.