70 RAINEY ST 3203 TX 78701
| Owner | ETELIS MICHAEL |
|---|---|
| Parcel ID | 0203032069 |
| Short ID | 890619 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 3,684 SF |
| Land SF | 369 SF |
| Acres | 0.008 |
| Year Built | 2018 |
| Legal | UNT 3203 70 RAINEY RESIDENCES CONDOMINIUMS PLUS 1.6427 % INT IN COM AREA |
| Neighborhood | Z17099C |
| Land | $276,375 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $276,375 |
| Improvement | $2,558,751 |
|---|---|
| Total Improvement | $2,558,751 |
| Market | $2,835,126 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,835,126 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,835,126 |
| Exemptions (−) (HS) | −$567,025 |
|---|---|
| Taxable Value | $2,268,101 |
Appreciation: Market value has risen +42.0% from $1,996,557 (2021) to $2,835,126 (2025), a CAGR of 9.2% over 4 years. This is strong appreciation — well above typical inflation. 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.
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 $46,416. Austin ISD is the largest single contributor, at 49.0% of the total 2025 levy.
Asset Class: O. 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 10% of market value ($276,375 land vs $2,558,751 improvements), about $749/SF of land. Most value sits in the improvements, so building condition, age (~8 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +9.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,394,765 by 2030, with an estimated annual tax burden around $82,786. 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 | 3,239 SF | ✓ |
| 612 | TERRACE UNCOVERD | 630 SF | ✗ |
| 3RD | 3rd Floor | 445 SF | ✓ |
| 251 | BATHROOM | 5 SF | ✓ |
| 252 | BEDROOMS | 3 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% | $24,935.31 | $24,935.31 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,885.23 | $11,885.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,524.54 | $8,524.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,902.21 | $2,902.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,676.88 | $2,676.88 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $50,924.17 | $50,924.17 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,027,927 | $2,835,126 | +6.8% |
| Assessed Value | $3,027,927 | $2,835,126 | +6.8% |
| Land Value | $322,438 | $276,375 | +16.7% |
| Improvement Value | $2,705,489 | $2,558,751 | +5.7% |
| Taxable Value | $2,422,342 | $2,268,101 | +6.8% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$49,573
Estimated
|
~$50,924
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,027,927 | $3,027,927 | +0 (+0.0%) |
| Taxable Value | $2,422,342 | $2,422,342 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,027,927 | $322,438 | $2,705,489 | — | $3,027,927 | $2,422,342 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,835,126 | $276,375 | $2,558,751 | — | $2,835,126 | $2,268,101 | ~$50,924 | Partial |
| 2024 | $3,621,517 | — | — | −$3,345,142 | $276,375 | $— | $55,195 | Verified |
| 2023 | $2,730,092 | — | — | −$2,453,717 | $276,375 | $— | $48,332 | Verified |
| 2022 | $2,139,223 | — | — | −$1,862,848 | $276,375 | $— | $48,716 | Verified |
| 2021 | $1,996,557 | — | — | −$1,858,369 | $138,188 | $— | $46,564 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.8% | +6.8% | ~100% | Not available | Partial |
| 2025 | -9.4% | -9.4% | ~100% | Not available | Partial |
| 2024 | -13.6% | +4.2% | ~100% | 1.7600% | Verified |
| 2023 | +32.7% | +10.0% | 82.9% | 1.3300% | Verified |
| 2022 | +27.6% | +27.6% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.8% | +10.5% | +7.8% | +32.7% | 2024 | -21.7% | 2025 |
| Assessment Ratio | 100.0% | 39.6% | — | 100.0% | 2025 | 6.9% | 2021 |
| Effective Tax Rate (2025) | 1.8000% | 1.8000% | — | 1.8000% | 2025 | 1.8000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$50,924 | $49,946 | ~$72,215 | $55,195 | 2024 | $46,564 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,094,889 | ~$3,094,889 | ~2.0139% | ~$62,329 | +9.2% |
| 2027 | ~$3,378,452 | ~$3,378,452 | ~1.9814% | ~$66,940 | +19.2% |
| 2028 | ~$3,687,995 | ~$3,687,995 | ~1.9488% | ~$71,873 | +30.1% |
| 2029 | ~$4,025,900 | ~$4,025,900 | ~1.9163% | ~$77,148 | +42.0% |
| 2030 | ~$4,394,765 | ~$4,394,765 | ~1.8837% | ~$82,786 | +55.0% |
| 2026 | ~$3,038,186 | ~$3,038,186 | ~2.0465% | ~$62,176 | +7.2% |
| 2027 | ~$3,255,790 | ~$3,255,790 | ~2.0465% | ~$66,629 | +14.8% |
| 2028 | ~$3,488,979 | ~$3,488,979 | ~2.0465% | ~$71,401 | +23.1% |
| 2029 | ~$3,738,870 | ~$3,738,870 | ~2.0465% | ~$76,515 | +31.9% |
| 2030 | ~$4,006,659 | ~$4,006,659 | ~2.0465% | ~$81,996 | +41.3% |
| 2026 | ~$3,151,591 | ~$3,118,639 | ~1.9977% | ~$62,300 | +11.2% |
| 2027 | ~$3,503,381 | ~$3,430,502 | ~1.9488% | ~$66,855 | +23.6% |
| 2028 | ~$3,894,439 | ~$3,773,553 | ~1.9000% | ~$71,698 | +37.4% |
| 2029 | ~$4,329,148 | ~$4,150,908 | ~1.8512% | ~$76,841 | +52.7% |
| 2030 | ~$4,812,380 | ~$4,565,999 | ~1.8024% | ~$82,296 | +69.7% |
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.