88 RAINEY ST TX 78701
| Owner | 88 RAINEY STREET LLC |
|---|---|
| Parcel ID | 0203030611 |
| Short ID | 190778 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,591 SF |
| Land SF | 5,760 SF |
| Acres | 0.132 |
| Year Built | 1906 |
| Legal | S 48FT OF LOT 2 BLK 5 OLT 72-73 DIV E DRISKILL & RAINEY SUBD |
| Neighborhood | 31CBD |
| Land | $2,016,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,016,000 |
| Improvement | $73,817 |
|---|---|
| Total Improvement | $73,817 |
| Market | $2,089,817 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,089,817 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,089,817 |
| Taxable Value | $2,089,817 |
|---|
Appreciation: Market value has risen +120.9% from $946,200 (2021) to $2,089,817 (2025), a CAGR of 21.9% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $42,768. 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 96% of market value ($2,016,000 land vs $73,817 improvements), about $350/SF of land. With value concentrated in the land under a ~120-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 $2,089,817, 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 +21.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,626,844 by 2030, with an estimated annual tax burden around $63,401. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,591 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,591 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 514 SF | ✗ |
| 611 | TERRACE | 297 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
Market value changed by 80% in 2022, 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% | $19,334.99 | $19,334.99 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,951.00 | $10,951.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,854.47 | $7,854.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,466.46 | $2,466.46 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,160.87 | $2,160.87 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $42,767.79 | $42,767.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,032,776 | $2,089,817 | -2.7% |
| Assessed Value | $2,032,776 | $2,089,817 | -2.7% |
| Land Value | $2,880,000 | $2,016,000 | +42.9% |
| Improvement Value | — | $73,817 | — |
| Taxable Value | $2,032,776 | $2,089,817 | -2.7% |
| Total Tax 2026 = estimate |
~$41,600
Estimated
|
~$42,768
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,896,776 | $2,032,776 | -864,000 (-29.8%) |
| Taxable Value | $2,896,776 | $2,032,776 | -864,000 (-29.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,032,776 | $2,880,000 | — | — | $2,032,776 | $2,032,776 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,089,817 | $2,016,000 | $73,817 | — | $2,089,817 | $2,089,817 | ~$42,768 | Partial |
| 2024 | $1,765,335 | — | — | — | $2,016,000 ! | $— | $40,618 | Verified |
| 2023 | $1,502,100 | — | — | — | $1,765,335 ! | $— | $31,939 | Verified |
| 2022 | $832,400 | — | — | — | $1,502,100 ! | $— | $29,665 | Verified |
| 2021 | $946,200 | — | — | −$220,440 | $725,760 | $— | $18,119 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +38.6% | +38.6% | ~100% | Not available | Partial |
| 2025 | +2.0% | +2.0% | ~100% | Not available | Partial |
| 2024 | +16.1% | +16.1% | ~100% | 1.9800% | Verified |
| 2023 | +17.5% | +17.5% | ~100% | 1.8100% | Verified |
| 2022 | +80.5% ! | +80.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +151.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.7% | +20.3% | +22.6% | +80.5% | 2023 | -12.0% | 2022 |
| Assessment Ratio | 100.0% | 114.8% | — | 180.5% | 2022 | 76.7% | 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 |
$42,768 | $32,622 | ~$54,528 | $42,768 | 2025 | $18,119 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,547,649 | ~$2,298,799 | ~2.0139% | ~$46,296 | +21.9% |
| 2027 | ~$3,105,782 | ~$2,528,679 | ~1.9814% | ~$50,103 | +48.6% |
| 2028 | ~$3,786,189 | ~$2,781,546 | ~1.9488% | ~$54,208 | +81.2% |
| 2029 | ~$4,615,657 | ~$3,059,701 | ~1.9163% | ~$58,633 | +120.9% |
| 2030 | ~$5,626,844 | ~$3,365,671 | ~1.8837% | ~$63,401 | +169.3% |
| 2026 | ~$2,505,853 | ~$2,298,799 | ~2.0465% | ~$47,045 | +19.9% |
| 2027 | ~$3,004,712 | ~$2,528,679 | ~2.0465% | ~$51,749 | +43.8% |
| 2028 | ~$3,602,882 | ~$2,781,546 | ~2.0465% | ~$56,924 | +72.4% |
| 2029 | ~$4,320,135 | ~$3,059,701 | ~2.0465% | ~$62,616 | +106.7% |
| 2030 | ~$5,180,177 | ~$3,365,671 | ~2.0465% | ~$68,878 | +147.9% |
| 2026 | ~$2,589,445 | ~$2,298,799 | ~1.9977% | ~$45,922 | +23.9% |
| 2027 | ~$3,208,523 | ~$2,528,679 | ~1.9488% | ~$49,280 | +53.5% |
| 2028 | ~$3,975,609 | ~$2,781,546 | ~1.9000% | ~$52,850 | +90.2% |
| 2029 | ~$4,926,088 | ~$3,059,701 | ~1.8512% | ~$56,641 | +135.7% |
| 2030 | ~$6,103,805 | ~$3,365,671 | ~1.8024% | ~$60,662 | +192.1% |
In 2025, this property's market value of $2,089,817 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +47% 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 | $2,089,817 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,765,335 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,502,100 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $832,400 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $946,200 | $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.