70 RAINEY ST 100 TX 78701
| Owner | GROUND POUR LLC |
|---|---|
| Parcel ID | 0203031806 |
| Short ID | 923430 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 2,538 SF |
| Land SF | 241 SF |
| Acres | 0.006 |
| Year Built | 2019 |
| Legal | — |
| Neighborhood | 31CBD |
| Land | $36,201 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $36,201 |
| Improvement | $1,777,732 |
|---|---|
| Total Improvement | $1,777,732 |
| Market | $1,813,933 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,813,933 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,813,933 |
| Taxable Value | $1,813,933 |
|---|
Appreciation: Market value has risen +18.4% from $1,531,996 (2021) to $1,813,933 (2025), a CAGR of 4.3% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 lagged 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 $37,122. 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 2% of market value ($36,201 land vs $1,777,732 improvements), about $150/SF of land. Most value sits in the improvements, so building condition, age (~7 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,813,933, 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 +4.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,240,401 by 2030, with an estimated annual tax burden around $42,203. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 611 | TERRACE | 3,271 SF | ✗ |
| 1ST | 1st Floor | 2,538 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% | $16,782.51 | $16,782.51 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,505.32 | $9,505.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,817.58 | $6,817.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,140.86 | $2,140.86 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,875.61 | $1,875.61 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $37,121.88 | $37,121.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,678,054 | $1,813,933 | -7.5% |
| Assessed Value | $1,678,054 | $1,813,933 | -7.5% |
| Land Value | $211,173 | $36,201 | +483.3% |
| Improvement Value | $1,466,881 | $1,777,732 | -17.5% |
| Taxable Value | $1,678,054 | $1,813,933 | -7.5% |
| Total Tax 2026 = estimate |
~$34,341
Estimated
|
~$37,122
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,901,102 | $1,678,054 | -223,048 (-11.7%) |
| Taxable Value | $1,901,102 | $1,678,054 | -223,048 (-11.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,678,054 | $211,173 | $1,466,881 | — | $1,678,054 | $1,678,054 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,813,933 | $36,201 | $1,777,732 | — | $1,813,933 | $1,813,933 | ~$37,122 | Partial |
| 2024 | $1,700,000 | — | — | −$1,663,799 | $36,201 | $— | $35,455 | Verified |
| 2023 | $1,118,923 | — | — | −$1,082,722 | $36,201 | $— | $30,757 | Verified |
| 2022 | $1,557,745 | — | — | −$1,521,544 | $36,201 | $— | $22,098 | Verified |
| 2021 | $1,531,996 | — | — | −$1,495,795 | $36,201 | $— | $33,907 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.8% | +4.8% | ~100% | Not available | Partial |
| 2025 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2024 | +5.2% | +5.2% | ~100% | 1.9800% | Verified |
| 2023 | +51.9% | +51.9% | ~100% | 1.8100% | Verified |
| 2022 | -28.2% | -28.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.5% | +4.9% | +6.0% | +51.9% | 2024 | -28.2% | 2023 |
| Assessment Ratio | 100.0% | 35.0% | — | 100.0% | 2025 | 2.1% | 2024 |
| 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 |
$37,122 | $31,868 | ~$40,140 | $37,122 | 2025 | $22,098 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,892,179 | ~$1,892,179 | ~2.0139% | ~$38,107 | +4.3% |
| 2027 | ~$1,973,800 | ~$1,973,800 | ~1.9814% | ~$39,109 | +8.8% |
| 2028 | ~$2,058,941 | ~$2,058,941 | ~1.9488% | ~$40,125 | +13.5% |
| 2029 | ~$2,147,756 | ~$2,147,756 | ~1.9163% | ~$41,157 | +18.4% |
| 2030 | ~$2,240,401 | ~$2,240,401 | ~1.8837% | ~$42,203 | +23.5% |
| 2026 | ~$1,855,900 | ~$1,855,900 | ~2.0465% | ~$37,981 | +2.3% |
| 2027 | ~$1,898,838 | ~$1,898,838 | ~2.0465% | ~$38,859 | +4.7% |
| 2028 | ~$1,942,769 | ~$1,942,769 | ~2.0465% | ~$39,758 | +7.1% |
| 2029 | ~$1,987,717 | ~$1,987,717 | ~2.0465% | ~$40,678 | +9.6% |
| 2030 | ~$2,033,705 | ~$2,033,705 | ~2.0465% | ~$41,619 | +12.1% |
| 2026 | ~$1,928,457 | ~$1,928,457 | ~1.9977% | ~$38,524 | +6.3% |
| 2027 | ~$2,050,212 | ~$2,050,212 | ~1.9488% | ~$39,955 | +13.0% |
| 2028 | ~$2,179,654 | ~$2,179,654 | ~1.9000% | ~$41,414 | +20.2% |
| 2029 | ~$2,317,269 | ~$2,317,269 | ~1.8512% | ~$42,897 | +27.7% |
| 2030 | ~$2,463,572 | ~$2,463,572 | ~1.8024% | ~$44,403 | +35.8% |
In 2025, this property's market value of $1,813,933 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +28% 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 | $1,813,933 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,700,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,118,923 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,557,745 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,531,996 | $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.