85 RAINEY ST TX 78701
| Owner | TM VALLEY ENTERPRISES INC |
|---|---|
| Parcel ID | 0203031012 |
| Short ID | 190893 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,525 SF |
| Land SF | 6,208 SF |
| Acres | 0.143 |
| Year Built | 1910 |
| Legal | S 48.5 FT OF LOT 13 BLK 2 OLT 72-73 DIV E DRISKILL & RAINEY SUBD |
| Neighborhood | 59CBD |
| Land | $2,172,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,172,800 |
| Improvement | $673,211 |
|---|---|
| Total Improvement | $673,211 |
| Market | $2,846,011 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,846,011 |
| Value Limitation Adjustment (−) (homestead cap) | −$157,051 |
| Net Appraised (assessed) | $2,688,960 |
| Taxable Value | $2,688,960 |
|---|
Appreciation: Market value has risen +116.0% from $1,317,717 (2021) to $2,846,011 (2025), a CAGR of 21.2% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $55,029. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,688,960) is $157,051 below market value, suggesting potential for an upward assessment in future years.
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 76% of market value ($2,172,800 land vs $673,211 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 $2,846,011, 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 +21.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,451,687 by 2030, with an estimated annual tax burden around $81,577. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,525 SF | ✓ |
| 511 | DECK | 847 SF | ✗ |
| 327 | STORAGE COMM'L | 34 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% | $22,397.24 | $22,397.24 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,685.40 | $12,685.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,098.46 | $9,098.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,857.10 | $2,857.10 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,503.11 | $2,503.11 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $49,541.31 | $49,541.31 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,600,000 | $2,846,011 | -8.6% |
| Assessed Value | $2,600,000 | $2,688,960 | -3.3% |
| Land Value | $3,104,000 | $2,172,800 | +42.9% |
| Improvement Value | — | $673,211 | — |
| Taxable Value | $2,600,000 | $2,688,960 | -3.3% |
| Total Tax 2026 = estimate |
~$53,209
Estimated
|
~$49,541
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,600,000 | $2,600,000 | +0 (+0.0%) |
| Taxable Value | $2,600,000 | $2,600,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,600,000 | $3,104,000 | — | — | $2,600,000 | $2,600,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,846,011 | $2,172,800 | $673,211 | −$157,051 | $2,688,960 | $2,688,960 | ~$49,541 | Partial |
| 2024 | $2,240,801 | — | — | −$68,001 | $2,172,800 | $— | $44,408 | Verified |
| 2023 | $2,240,800 | — | — | −$68,000 | $2,172,800 | $— | $40,542 | Verified |
| 2022 | $1,333,017 | — | — | — | $2,172,800 ! | $— | $44,254 | Verified |
| 2021 | $1,317,717 | — | — | −$535,509 | $782,208 | $— | $29,016 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.6% | -3.3% | ~100% | Not available | Partial |
| 2025 | +27.0% | +20.0% | 94.5% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +68.1% | +68.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +113.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.6% | +17.5% | +23.5% | +68.1% | 2023 | -8.6% | 2026 |
| Assessment Ratio | 100.0% | 101.8% | — | 163.0% | 2022 | 59.4% | 2021 |
| Effective Tax Rate (2025) | 1.7400% | 1.7400% | — | 1.7400% | 2025 | 1.7400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$49,541 | $41,552 | ~$70,161 | $49,541 | 2025 | $29,016 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,450,168 | ~$2,957,856 | ~2.0139% | ~$59,569 | +21.2% |
| 2027 | ~$4,182,575 | ~$3,253,642 | ~1.9814% | ~$64,467 | +47.0% |
| 2028 | ~$5,070,460 | ~$3,579,006 | ~1.9488% | ~$69,749 | +78.2% |
| 2029 | ~$6,146,827 | ~$3,936,906 | ~1.9163% | ~$75,443 | +116.0% |
| 2030 | ~$7,451,687 | ~$4,330,597 | ~1.8837% | ~$81,577 | +161.8% |
| 2026 | ~$3,393,247 | ~$2,957,856 | ~2.0465% | ~$60,532 | +19.2% |
| 2027 | ~$4,045,707 | ~$3,253,642 | ~2.0465% | ~$66,585 | +42.2% |
| 2028 | ~$4,823,623 | ~$3,579,006 | ~2.0465% | ~$73,244 | +69.5% |
| 2029 | ~$5,751,119 | ~$3,936,906 | ~2.0465% | ~$80,568 | +102.1% |
| 2030 | ~$6,856,954 | ~$4,330,597 | ~2.0465% | ~$88,625 | +140.9% |
| 2026 | ~$3,507,088 | ~$2,957,856 | ~1.9977% | ~$59,088 | +23.2% |
| 2027 | ~$4,321,721 | ~$3,253,642 | ~1.9488% | ~$63,408 | +51.9% |
| 2028 | ~$5,325,578 | ~$3,579,006 | ~1.9000% | ~$68,002 | +87.1% |
| 2029 | ~$6,562,613 | ~$3,936,906 | ~1.8512% | ~$72,880 | +130.6% |
| 2030 | ~$8,086,989 | ~$4,330,597 | ~1.8024% | ~$78,053 | +184.2% |
In 2025, this property's market value of $2,846,011 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +101% 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 | $2,846,011 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,240,801 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,240,800 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,333,017 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,317,717 | $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.