77 RAINEY ST TX 78701
| Owner | RAINEY HOUSE LLC |
|---|---|
| Parcel ID | 0203031007 |
| Short ID | 190888 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,753 SF |
| Land SF | 7,680 SF |
| Acres | 0.176 |
| Year Built | 1931 |
| Legal | LOT 14 BLK 1 OLT 72-73 DIV E DRISKILL & RAINEY SUBD |
| Neighborhood | 31CBD |
| Land | $2,688,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,688,000 |
| Improvement | $45,214 |
|---|---|
| Total Improvement | $45,214 |
| Market | $2,733,214 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,733,214 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,733,214 |
| Taxable Value | $2,733,214 |
|---|
Appreciation: Market value has risen +145.0% from $1,115,433 (2021) to $2,733,214 (2025), a CAGR of 25.1% 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 $55,935. 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 98% of market value ($2,688,000 land vs $45,214 improvements), about $350/SF of land. With value concentrated in the land under a ~95-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 $2,733,214, 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 +25.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,379,369 by 2030, with an estimated annual tax burden around $82,920. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,753 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,753 SF | ✗ |
| 611 | TERRACE | 791 SF | ✗ |
| 501 | CANOPY | 593 SF | ✗ |
| 511 | DECK | 204 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 153% 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% | $25,287.70 | $25,287.70 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,322.51 | $14,322.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,272.65 | $10,272.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,225.82 | $3,225.82 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,826.14 | $2,826.14 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $55,934.82 | $55,934.82 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,840,001 | $2,733,214 | +40.5% |
| Assessed Value | $3,279,857 | $2,733,214 | +20.0% |
| Land Value | $3,840,000 | $2,688,000 | +42.9% |
| Improvement Value | $1 | $45,214 | -100.0% |
| Taxable Value | $3,279,857 | $2,733,214 | +20.0% |
| HS Cap Loss | -$560,144 | — | |
| Total Tax 2026 = estimate |
~$67,122
Estimated
|
~$55,935
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,860,552 | $3,840,001 | -20,551 (-0.5%) |
| Taxable Value | $3,279,857 | $3,279,857 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,840,001 | $3,840,000 | $1 | −$560,144 | $3,279,857 | $3,279,857 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,733,214 | $2,688,000 | $45,214 | — | $2,733,214 | $2,733,214 | ~$55,935 | Partial |
| 2024 | $2,729,104 | — | — | −$41,104 | $2,688,000 | $— | $54,086 | Verified |
| 2023 | $2,726,347 | — | — | −$38,347 | $2,688,000 | $— | $49,376 | Verified |
| 2022 | $1,075,945 | — | — | — | $2,688,000 ! | $— | $53,843 | Verified |
| 2021 | $1,115,433 | — | — | −$147,753 | $967,680 | $— | $23,420 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +41.2% | +20.0% | 85.0% | Not available | Partial |
| 2025 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +0.1% | +0.1% | ~100% | 1.8100% | Verified |
| 2022 | +153.4% ! | +153.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +154.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +40.5% | +38.1% | +17.9% | +153.4% | 2023 | -3.5% | 2022 |
| Assessment Ratio | 85.4% | 119.9% | — | 249.8% | 2022 | 85.4% | 2026 |
| 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 |
$55,935 | $47,332 | ~$71,316 | $55,935 | 2025 | $23,420 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,419,646 | ~$3,006,535 | ~2.0139% | ~$60,550 | +25.1% |
| 2027 | ~$4,278,472 | ~$3,307,189 | ~1.9814% | ~$65,528 | +56.5% |
| 2028 | ~$5,352,988 | ~$3,637,908 | ~1.9488% | ~$70,897 | +95.8% |
| 2029 | ~$6,697,362 | ~$4,001,699 | ~1.9163% | ~$76,684 | +145.0% |
| 2030 | ~$8,379,369 | ~$4,401,868 | ~1.8837% | ~$82,920 | +206.6% |
| 2026 | ~$3,364,982 | ~$3,006,535 | ~2.0465% | ~$61,528 | +23.1% |
| 2027 | ~$4,142,780 | ~$3,307,189 | ~2.0465% | ~$67,681 | +51.6% |
| 2028 | ~$5,100,361 | ~$3,637,908 | ~2.0465% | ~$74,449 | +86.6% |
| 2029 | ~$6,279,282 | ~$4,001,699 | ~2.0465% | ~$81,894 | +129.7% |
| 2030 | ~$7,730,705 | ~$4,401,868 | ~2.0465% | ~$90,084 | +182.8% |
| 2026 | ~$3,474,310 | ~$3,006,535 | ~1.9977% | ~$60,060 | +27.1% |
| 2027 | ~$4,416,351 | ~$3,307,189 | ~1.9488% | ~$64,452 | +61.6% |
| 2028 | ~$5,613,821 | ~$3,637,908 | ~1.9000% | ~$69,121 | +105.4% |
| 2029 | ~$7,135,979 | ~$4,001,699 | ~1.8512% | ~$74,079 | +161.1% |
| 2030 | ~$9,070,862 | ~$4,401,868 | ~1.8024% | ~$79,338 | +231.9% |
In 2025, this property's market value of $2,733,214 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +93% 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 | $2,733,214 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,729,104 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,726,347 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,075,945 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,115,433 | $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.