75 1/2 RAINEY ST TX 78701
| Owner | WALTRIP HOLDINGS LLC |
|---|---|
| Parcel ID | 0203031006 |
| Short ID | 190887 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,234 SF |
| Land SF | 8,960 SF |
| Acres | 0.206 |
| Year Built | 1927 |
| Legal | LOT 15 *& N 10FT OF LOT 16 BLK 1 OLT 72-73 DIV E DRISKILL & RAINEY SUBD |
| Neighborhood | 31CBD |
| Land | $3,136,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,136,000 |
| Improvement | $17,930 |
|---|---|
| Total Improvement | $17,930 |
| Market | $3,153,930 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,153,930 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,153,930 |
| Taxable Value | $3,153,930 |
|---|
Appreciation: Market value has risen +119.0% from $1,440,130 (2021) to $3,153,930 (2025), a CAGR of 21.7% 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 $64,545. 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 ($3,136,000 land vs $17,930 improvements), about $350/SF of land. With value concentrated in the land under a ~99-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 $3,153,930, 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 +21.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,402,625 by 2030, with an estimated annual tax burden around $95,683. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,234 SF | ✓ |
| 611 | TERRACE | 488 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 200 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
Market value changed by 150% 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% | $29,180.16 | $29,180.16 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $16,527.13 | $16,527.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,853.89 | $11,853.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,722.36 | $3,722.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,261.16 | $3,261.16 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $64,544.70 | $64,544.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,153,930 | $3,153,930 | +0.0% |
| Assessed Value | $3,153,930 | $3,153,930 | +0.0% |
| Land Value | $4,480,000 | $3,136,000 | +42.9% |
| Improvement Value | — | $17,930 | — |
| Taxable Value | $3,153,930 | $3,153,930 | +0.0% |
| Total Tax 2026 = estimate |
~$64,545
Estimated
|
~$64,545
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,497,860 | $3,153,930 | -1,343,930 (-29.9%) |
| Taxable Value | $3,784,716 | $3,153,930 | -630,786 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,153,930 | $4,480,000 | — | — | $3,153,930 | $3,153,930 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,153,930 | $3,136,000 | $17,930 | — | $3,153,930 | $3,153,930 | ~$64,545 | Partial |
| 2024 | $3,171,932 | — | — | −$35,932 | $3,136,000 | $— | $62,505 | Verified |
| 2023 | $3,171,743 | — | — | −$35,743 | $3,136,000 | $— | $57,388 | Verified |
| 2022 | $1,266,643 | — | — | — | $3,136,000 ! | $— | $62,639 | Verified |
| 2021 | $1,440,130 | — | — | −$311,170 | $1,128,960 | $— | $27,571 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +42.6% | +20.0% | 84.1% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -0.6% | -0.6% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +150.4% ! | +150.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +149.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +27.6% | +21.7% | +150.4% | 2023 | -12.0% | 2022 |
| Assessment Ratio | 100.0% | 120.6% | — | 247.6% | 2022 | 78.4% | 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 |
$64,545 | $54,930 | ~$82,293 | $64,545 | 2025 | $27,571 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,836,760 | ~$3,469,323 | ~2.0139% | ~$69,870 | +21.7% |
| 2027 | ~$4,667,424 | ~$3,816,255 | ~1.9814% | ~$75,615 | +48.0% |
| 2028 | ~$5,677,927 | ~$4,197,881 | ~1.9488% | ~$81,810 | +80.0% |
| 2029 | ~$6,907,206 | ~$4,617,669 | ~1.9163% | ~$88,488 | +119.0% |
| 2030 | ~$8,402,625 | ~$5,079,436 | ~1.8837% | ~$95,683 | +166.4% |
| 2026 | ~$3,773,681 | ~$3,469,323 | ~2.0465% | ~$70,999 | +19.7% |
| 2027 | ~$4,515,215 | ~$3,816,255 | ~2.0465% | ~$78,099 | +43.2% |
| 2028 | ~$5,402,461 | ~$4,197,881 | ~2.0465% | ~$85,909 | +71.3% |
| 2029 | ~$6,464,051 | ~$4,617,669 | ~2.0465% | ~$94,500 | +105.0% |
| 2030 | ~$7,734,246 | ~$5,079,436 | ~2.0465% | ~$103,950 | +145.2% |
| 2026 | ~$3,899,839 | ~$3,469,323 | ~1.9977% | ~$69,305 | +23.7% |
| 2027 | ~$4,822,156 | ~$3,816,255 | ~1.9488% | ~$74,373 | +52.9% |
| 2028 | ~$5,962,602 | ~$4,197,881 | ~1.9000% | ~$79,760 | +89.1% |
| 2029 | ~$7,372,765 | ~$4,617,669 | ~1.8512% | ~$85,482 | +133.8% |
| 2030 | ~$9,116,434 | ~$5,079,436 | ~1.8024% | ~$91,550 | +189.0% |
In 2025, this property's market value of $3,153,930 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +123% 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 | $3,153,930 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,171,932 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $3,171,743 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,266,643 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,440,130 | $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.