73 RAINEY ST TX 78701
| Owner | 73 RAINEY PARTNERS LLC |
|---|---|
| Parcel ID | 0203031004 |
| Short ID | 190885 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,953 SF |
| Land SF | 7,680 SF |
| Acres | 0.176 |
| Year Built | 1921 |
| Legal | LOT 17 BLK 1 OLT 72-73 DIV E DRISKILL & RAINEY SUBD |
| Neighborhood | 31CBD |
| Land | $3,072,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,072,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,690,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,690,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,690,000 |
| Taxable Value | $2,690,000 |
|---|
Appreciation: Market value has risen +59.0% from $1,691,493 (2021) to $2,690,000 (2025), a CAGR of 12.3% 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 $55,050. 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 114% of market value ($3,072,000 land vs $0 improvements), about $400/SF of land. With value concentrated in the land under a ~105-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 $2,690,000, 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 +12.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,804,021 by 2030, with an estimated annual tax burden around $81,609. 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 |
|---|---|---|---|
| 511 | DECK | 2,247 SF | ✗ |
| 1ST | 1st Floor | 1,953 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,953 SF | ✗ |
| 501 | CANOPY | 211 SF | ✗ |
| 611 | TERRACE | 98 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 102% 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% | $24,887.88 | $24,887.88 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,096.06 | $14,096.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,110.23 | $10,110.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,174.82 | $3,174.82 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,781.46 | $2,781.46 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $55,050.45 | $55,050.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,746,000 | $2,690,000 | +2.1% |
| Assessed Value | $2,746,000 | $2,690,000 | +2.1% |
| Land Value | $3,840,000 | $3,072,000 | +25.0% |
| Improvement Value | — | — | — |
| Taxable Value | $2,746,000 | $2,690,000 | +2.1% |
| Total Tax 2026 = estimate |
~$56,196
Estimated
|
~$55,050
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,386,583 | $2,746,000 | -1,640,583 (-37.4%) |
| Taxable Value | $3,228,000 | $2,746,000 | -482,000 (-14.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,746,000 | $3,840,000 | — | — | $2,746,000 | $2,746,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,690,000 | $3,072,000 | — | — | $2,690,000 | $2,690,000 | ~$55,050 | Partial |
| 2024 | $2,689,825 | — | — | — | $2,689,825 | $— | $53,307 | Verified |
| 2023 | $3,078,735 | — | — | −$388,910 | $2,689,825 | $— | $48,666 | Verified |
| 2022 | $1,526,470 | — | — | — | $3,072,000 ! | $— | $60,803 | Verified |
| 2021 | $1,691,493 | — | — | −$585,573 | $1,105,920 | $— | $33,226 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +63.1% | +20.0% | 73.6% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | -12.6% | -12.6% | ~100% | 1.8100% | Verified |
| 2022 | +101.7% ! | +101.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +76.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.1% | +16.3% | +11.8% | +101.7% | 2023 | -12.6% | 2024 |
| Assessment Ratio | 100.0% | 109.0% | — | 201.2% | 2022 | 65.4% | 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 |
$55,050 | $50,210 | ~$70,188 | $60,803 | 2022 | $33,226 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,020,806 | ~$2,959,000 | ~2.0139% | ~$59,592 | +12.3% |
| 2027 | ~$3,392,293 | ~$3,254,900 | ~1.9814% | ~$64,492 | +26.1% |
| 2028 | ~$3,809,464 | ~$3,580,390 | ~1.9488% | ~$69,776 | +41.6% |
| 2029 | ~$4,277,937 | ~$3,938,429 | ~1.9163% | ~$75,472 | +59.0% |
| 2030 | ~$4,804,021 | ~$4,332,272 | ~1.8837% | ~$81,609 | +78.6% |
| 2026 | ~$2,967,006 | ~$2,959,000 | ~2.0465% | ~$60,555 | +10.3% |
| 2027 | ~$3,272,536 | ~$3,254,900 | ~2.0465% | ~$66,611 | +21.7% |
| 2028 | ~$3,609,530 | ~$3,580,390 | ~2.0465% | ~$73,272 | +34.2% |
| 2029 | ~$3,981,225 | ~$3,938,429 | ~2.0465% | ~$80,599 | +48.0% |
| 2030 | ~$4,391,196 | ~$4,332,272 | ~2.0465% | ~$88,659 | +63.2% |
| 2026 | ~$3,074,606 | ~$2,959,000 | ~1.9977% | ~$59,111 | +14.3% |
| 2027 | ~$3,514,201 | ~$3,254,900 | ~1.9488% | ~$63,433 | +30.6% |
| 2028 | ~$4,016,648 | ~$3,580,390 | ~1.9000% | ~$68,028 | +49.3% |
| 2029 | ~$4,590,932 | ~$3,938,429 | ~1.8512% | ~$72,908 | +70.7% |
| 2030 | ~$5,247,326 | ~$4,332,272 | ~1.8024% | ~$78,084 | +95.1% |
In 2025, this property's market value of $2,690,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +90% 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 | $2,690,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,689,825 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $3,078,735 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,526,470 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,691,493 | $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.