76 RAINEY ST TX 78701
| Owner | MARTIN R HOLDING LLC |
|---|---|
| Parcel ID | 0203030617 |
| Short ID | 190784 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,484 SF |
| Land SF | 7,200 SF |
| Acres | 0.165 |
| Year Built | 1910 |
| Legal | LOT 8 BLK 5 OLT 72-73 DIV E DRISKILL & RAINEY SUBD |
| Neighborhood | 31CBD |
| Land | $2,520,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,520,000 |
| Improvement | $22,206 |
|---|---|
| Total Improvement | $22,206 |
| Market | $2,542,206 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,542,206 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,542,206 |
| Taxable Value | $2,542,206 |
|---|
Appreciation: Market value has risen +114.7% from $1,184,155 (2021) to $2,542,206 (2025), a CAGR of 21.0% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $52,026. 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 99% of market value ($2,520,000 land vs $22,206 improvements), about $350/SF of land. With value concentrated in the land under a ~116-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 $2,542,206, 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 +21.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,606,379 by 2030, with an estimated annual tax burden around $77,125. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 1,484 SF | ✗ |
| 1ST | 1st Floor | 948 SF | ✓ |
| 1/2 | Half Floor | 536 SF | ✓ |
| UBSMT | Unfinished Basement | 456 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 194 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
Market value changed by 140% 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% | $23,520.49 | $23,520.49 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,321.59 | $13,321.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,554.75 | $9,554.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,000.39 | $3,000.39 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,628.64 | $2,628.64 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $52,025.86 | $52,025.86 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,542,206 | $2,542,206 | +0.0% |
| Assessed Value | $2,542,206 | $2,542,206 | +0.0% |
| Land Value | $3,600,000 | $2,520,000 | +42.9% |
| Improvement Value | — | $22,206 | — |
| Taxable Value | $2,542,206 | $2,542,206 | +0.0% |
| Total Tax 2026 = estimate |
~$52,026
Estimated
|
~$52,026
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,622,205 | $2,542,206 | -1,079,999 (-29.8%) |
| Taxable Value | $3,622,205 | $2,542,206 | -1,079,999 (-29.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,542,206 | $3,600,000 | — | — | $2,542,206 | $2,542,206 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,542,206 | $2,520,000 | $22,206 | — | $2,542,206 | $2,542,206 | ~$52,026 | Partial |
| 2024 | $2,520,000 | — | — | — | $2,520,000 | $— | $50,382 | Verified |
| 2023 | $2,564,967 | — | — | −$44,967 | $2,520,000 | $— | $45,593 | Verified |
| 2022 | $1,068,940 | — | — | — | $2,520,000 ! | $— | $50,656 | Verified |
| 2021 | $1,184,155 | — | — | −$276,955 | $907,200 | $— | $23,267 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +42.5% | +42.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -0.9% | -0.9% | ~100% | 1.9800% | Verified |
| 2023 | -0.0% | -0.0% | ~100% | 1.7800% | Verified |
| 2022 | +140.0% ! | +140.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +137.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +25.9% | +21.0% | +140.0% | 2023 | -9.7% | 2022 |
| Assessment Ratio | 100.0% | 118.4% | — | 235.7% | 2022 | 76.6% | 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 |
$52,026 | $44,385 | ~$66,332 | $52,026 | 2025 | $23,267 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,077,239 | ~$2,796,427 | ~2.0139% | ~$56,318 | +21.0% |
| 2027 | ~$3,724,876 | ~$3,076,069 | ~1.9814% | ~$60,949 | +46.5% |
| 2028 | ~$4,508,815 | ~$3,383,676 | ~1.9488% | ~$65,942 | +77.4% |
| 2029 | ~$5,457,741 | ~$3,722,044 | ~1.9163% | ~$71,325 | +114.7% |
| 2030 | ~$6,606,379 | ~$4,094,248 | ~1.8837% | ~$77,125 | +159.9% |
| 2026 | ~$3,026,395 | ~$2,796,427 | ~2.0465% | ~$57,228 | +19.0% |
| 2027 | ~$3,602,803 | ~$3,076,069 | ~2.0465% | ~$62,951 | +41.7% |
| 2028 | ~$4,288,994 | ~$3,383,676 | ~2.0465% | ~$69,246 | +68.7% |
| 2029 | ~$5,105,878 | ~$3,722,044 | ~2.0465% | ~$76,171 | +100.8% |
| 2030 | ~$6,078,344 | ~$4,094,248 | ~2.0465% | ~$83,788 | +139.1% |
| 2026 | ~$3,128,084 | ~$2,796,427 | ~1.9977% | ~$55,863 | +23.0% |
| 2027 | ~$3,848,983 | ~$3,076,069 | ~1.9488% | ~$59,948 | +51.4% |
| 2028 | ~$4,736,020 | ~$3,383,676 | ~1.9000% | ~$64,290 | +86.3% |
| 2029 | ~$5,827,485 | ~$3,722,044 | ~1.8512% | ~$68,902 | +129.2% |
| 2030 | ~$7,170,489 | ~$4,094,248 | ~1.8024% | ~$73,794 | +182.1% |
In 2025, this property's market value of $2,542,206 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +79% 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 | $2,542,206 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,520,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,564,967 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,068,940 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,184,155 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.