70 RAINEY ST TX 78701
| Owner | GROUND POUR LLC |
|---|---|
| Parcel ID | 0203031804 |
| Short ID | 890272 |
| Type | Real |
| Use Code | 87 Parking Garage |
| Valuation | Income |
| Improvement SF | 210,000 SF |
| Land SF | 1,890 SF |
| Acres | 0.043 |
| Year Built | 2017 |
| Legal | UNT COMMERCIAL PARKING MASTER BLOCK 6 MASTER CONDOMINIUMS PLUS 7.613 % INT IN COM AREA |
| Neighborhood | 24CBD11 |
| Land | $1,418 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,418 |
| Improvement | $160,566 |
|---|---|
| Total Improvement | $160,566 |
| Market | $161,984 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $161,984 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $161,984 |
| Taxable Value | $161,984 |
|---|
Appreciation: Market value has risen +38013.9% from $425 (2021) to $161,984 (2025), a CAGR of 341.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 $3,315. 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 1% of market value ($1,418 land vs $160,566 improvements), about $1/SF of land. Most value sits in the improvements, so building condition, age (~9 yrs), and rent roll drive the underwriting.
Submarket Position: At $161,984, this parcel sits in the bottom quartile (<25th 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 +341.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $272,788,530 by 2030, with an estimated annual tax burden around $4,914. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 210,000 SF | ✓ |
Market value changed by 1020% in 2026, 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% | $1,498.68 | $1,498.68 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $848.82 | $848.82 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $608.81 | $608.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $191.18 | $191.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $167.49 | $167.49 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $3,314.98 | $3,314.98 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,814,535 | $161,984 | +1020.2% |
| Assessed Value | $194,381 | $161,984 | +20.0% |
| Land Value | $1,653,969 | $1,418 | +116541.0% |
| Improvement Value | $160,566 | $160,566 | +0.0% |
| Taxable Value | $194,381 | $161,984 | +20.0% |
| HS Cap Loss | -$1,620,154 | — | |
| Total Tax 2026 = estimate |
~$3,978
Estimated
|
~$3,315
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,814,535 | $1,814,535 | +0 (+0.0%) |
| Taxable Value | $194,381 | $194,381 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,814,535 | $1,653,969 | $160,566 | −$1,620,154 | $194,381 | $194,381 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $161,984 | $1,418 | $160,566 | — | $161,984 | $161,984 | ~$3,315 | Partial |
| 2024 | $161,984 | — | — | — | — | $— | $3,210 | Verified |
| 2023 | $161,984 | — | — | — | — | $— | $2,931 | Verified |
| 2022 | $160,991 | — | — | — | — | $— | $3,199 | Verified |
| 2021 | $425 | — | — | — | $425 | $— | $3,504 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1020.2% ! | +20.0% | 10.7% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +0.6% | +0.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1020.2% | +7760.2% | +261.4% | +37780.2% | 2022 | +0.0% | 2024 |
| Assessment Ratio | 10.7% | 70.2% | — | 100.0% | 2021 | 10.7% | 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 |
$3,315 | $3,232 | ~$4,227 | $3,504 | 2021 | $2,931 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$715,720 | ~$178,182 | ~2.0139% | ~$3,588 | +341.8% |
| 2027 | ~$3,162,378 | ~$196,001 | ~1.9814% | ~$3,884 | +1852.3% |
| 2028 | ~$13,972,834 | ~$215,601 | ~1.9488% | ~$4,202 | +8526.1% |
| 2029 | ~$61,738,391 | ~$237,161 | ~1.9163% | ~$4,545 | +38013.9% |
| 2030 | ~$272,788,530 | ~$260,877 | ~1.8837% | ~$4,914 | +168304.6% |
| 2026 | ~$712,480 | ~$178,182 | ~2.0465% | ~$3,646 | +339.8% |
| 2027 | ~$3,133,814 | ~$196,001 | ~2.0465% | ~$4,011 | +1834.6% |
| 2028 | ~$13,783,949 | ~$215,601 | ~2.0465% | ~$4,412 | +8409.5% |
| 2029 | ~$60,628,131 | ~$237,161 | ~2.0465% | ~$4,853 | +37328.5% |
| 2030 | ~$266,670,330 | ~$260,877 | ~2.0465% | ~$5,339 | +164527.6% |
| 2026 | ~$718,959 | ~$178,182 | ~1.9977% | ~$3,559 | +343.8% |
| 2027 | ~$3,191,071 | ~$196,001 | ~1.9488% | ~$3,820 | +1870.0% |
| 2028 | ~$14,163,437 | ~$215,601 | ~1.9000% | ~$4,096 | +8643.7% |
| 2029 | ~$62,863,831 | ~$237,161 | ~1.8512% | ~$4,390 | +38708.7% |
| 2030 | ~$279,018,514 | ~$260,877 | ~1.8024% | ~$4,702 | +172150.7% |
In 2025, this property's market value of $161,984 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -89% below 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 | $161,984 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $161,984 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $161,984 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $160,991 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $425 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 25% | 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.