79 RAINEY ST TX 78701
| Owner | BANGERS RAINEY STREET |
|---|---|
| Parcel ID | 0203031008 |
| Short ID | 190889 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,489 SF |
| Land SF | 7,680 SF |
| Acres | 0.176 |
| Year Built | 2012 |
| Legal | LOT 13 BLK 1 OLT 72-73 DIV E DRISKILL & RAINEY SUBD |
| Neighborhood | 32CBD |
| Land | $2,688,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,688,000 |
| Improvement | $1 |
|---|---|
| Total Improvement | $1 |
| Market | $2,688,001 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,688,001 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,688,001 |
| Taxable Value | $2,688,001 |
|---|
Appreciation: Market value has risen +29.8% from $2,070,336 (2021) to $2,688,001 (2025), a CAGR of 6.7% over 4 years. This represents moderate, steady growth. 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 $55,010. 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 100% of market value ($2,688,000 land vs $1 improvements), about $350/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $2,688,001, 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 +6.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,725,334 by 2030, with an estimated annual tax burden around $70,176. 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 | 3,489 SF | ✓ |
| 501 | CANOPY | 2,074 SF | ✗ |
| 611 | TERRACE | 2,074 SF | ✗ |
| 327 | STORAGE COMM'L | 456 SF | ✓ |
| 541 | FENCE COMM LF | 96 SF | ✗ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $24,869.39 | $24,869.39 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,085.58 | $14,085.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,102.72 | $10,102.72 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,172.46 | $3,172.46 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,779.39 | $2,779.39 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $55,009.54 | $55,009.54 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,688,000 | $2,688,001 | -0.0% |
| Assessed Value | $2,688,000 | $2,688,001 | -0.0% |
| Land Value | $3,840,000 | $2,688,000 | +42.9% |
| Improvement Value | — | $1 | — |
| Taxable Value | $2,688,000 | $2,688,001 | -0.0% |
| Total Tax 2026 = estimate |
~$55,010
Estimated
|
~$55,010
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,928,049 | $2,688,000 | -1,240,049 (-31.6%) |
| Taxable Value | $3,225,601 | $2,688,000 | -537,601 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,688,000 | $3,840,000 | — | — | $2,688,000 | $2,688,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,688,001 | $2,688,000 | $1 | — | $2,688,001 | $2,688,001 | ~$55,010 | Partial |
| 2024 | $2,688,000 | — | — | — | $2,688,000 | $— | $53,271 | Verified |
| 2023 | $2,484,914 | — | — | — | $2,688,000 ! | $— | $48,633 | Verified |
| 2022 | $1,931,745 | — | — | — | $2,484,914 ! | $— | $49,075 | Verified |
| 2021 | $2,070,336 | — | — | −$1,102,656 | $967,680 | $— | $42,048 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +46.1% | +20.0% | 82.1% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +8.2% | +8.2% | ~100% | 1.8100% | Verified |
| 2022 | +28.6% | +28.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +39.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +-0.0% | +6.0% | +6.7% | +28.6% | 2023 | -6.7% | 2022 |
| Assessment Ratio | 100.0% | 97.2% | — | 128.6% | 2022 | 46.7% | 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 |
$55,010 | $49,607 | ~$63,848 | $55,010 | 2025 | $42,048 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,869,304 | ~$2,869,304 | ~2.0139% | ~$57,786 | +6.7% |
| 2027 | ~$3,062,836 | ~$3,062,836 | ~1.9814% | ~$60,687 | +13.9% |
| 2028 | ~$3,269,421 | ~$3,269,421 | ~1.9488% | ~$63,716 | +21.6% |
| 2029 | ~$3,489,940 | ~$3,489,940 | ~1.9163% | ~$66,877 | +29.8% |
| 2030 | ~$3,725,334 | ~$3,725,334 | ~1.8837% | ~$70,176 | +38.6% |
| 2026 | ~$2,815,544 | ~$2,815,544 | ~2.0465% | ~$57,620 | +4.7% |
| 2027 | ~$2,949,139 | ~$2,949,139 | ~2.0465% | ~$60,354 | +9.7% |
| 2028 | ~$3,089,073 | ~$3,089,073 | ~2.0465% | ~$63,217 | +14.9% |
| 2029 | ~$3,235,646 | ~$3,235,646 | ~2.0465% | ~$66,217 | +20.4% |
| 2030 | ~$3,389,174 | ~$3,389,174 | ~2.0465% | ~$69,359 | +26.1% |
| 2026 | ~$2,923,064 | ~$2,923,064 | ~1.9977% | ~$58,393 | +8.7% |
| 2027 | ~$3,178,683 | ~$3,178,683 | ~1.9488% | ~$61,947 | +18.3% |
| 2028 | ~$3,456,656 | ~$3,456,656 | ~1.9000% | ~$65,677 | +28.6% |
| 2029 | ~$3,758,937 | ~$3,758,937 | ~1.8512% | ~$69,585 | +39.8% |
| 2030 | ~$4,087,653 | ~$4,087,653 | ~1.8024% | ~$73,675 | +52.1% |
In 2025, this property's market value of $2,688,001 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 | $2,688,001 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,688,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,484,914 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,931,745 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,070,336 | $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.