610 DAVIS ST 2 78701
| Owner | 90 RAINEY STREET HOLDINGS LLC |
|---|---|
| Parcel ID | 0203033203 |
| Short ID | 969708 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 8,941 SF |
| Land SF | 212 SF |
| Acres | 0.005 |
| Year Built | 2024 |
| Legal | MODERN AUSTIN MASTER CONDOMINIUMS THE UNT 2 PLUS 1.33 % INT IN COM AREA (COMMERCIAL MASTER UNIT 2) |
| Neighborhood | CBDR |
| Land | $137,807 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $137,807 |
| Improvement | $2,357,284 |
|---|---|
| Total Improvement | $2,357,284 |
| Market | $2,495,091 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,495,091 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,495,091 |
| Taxable Value | $2,495,091 |
|---|
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 $51,062. Austin ISD is the largest single contributor, at 43.6% 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 6% of market value ($137,807 land vs $2,357,284 improvements), about $650/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,495,091, 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.
No delinquent taxes on record.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 8,941 SF | ✓ |
Market value changed by 1711% in 2025, 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% | $23,084.58 | $23,084.58 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,074.70 | $13,074.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,377.67 | $9,377.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,944.78 | $2,944.78 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,579.92 | $2,579.92 | Paid |
| P2U | — | — | — | — | — | — | $1,845.46 | $1,845.46 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $52,907.11 | $52,907.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,034,381 | $2,495,091 | -58.5% |
| Assessed Value | $1,034,381 | $2,495,091 | -58.5% |
| Land Value | $184,249 | $137,807 | +33.7% |
| Improvement Value | $850,132 | $2,357,284 | -63.9% |
| Taxable Value | $1,034,381 | $2,495,091 | -58.5% |
| Total Tax 2026 = estimate |
~$21,168
Estimated
|
~$52,907
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,641,647 | $1,034,381 | -1,607,266 (-60.8%) |
| Taxable Value | $2,641,647 | $1,034,381 | -1,607,266 (-60.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,034,381 | $184,249 | $850,132 | — | $1,034,381 | $1,034,381 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,495,091 | $137,807 | $2,357,284 | — | $2,495,091 | $2,495,091 | ~$52,907 | Partial |
| 2024 | $— | — | — | — | $137,807 | $— | $2,731 | Verified |
| 2023 | $— | — | — | — | $137,807 | $— | $2,493 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.9% | +5.9% | ~100% | Not available | Partial |
| 2025 | +1710.6% ! | +1710.6% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | base year | — | ~100% | 1.8100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1710.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -58.5% | -58.5% | — | -58.5% | 2026 | -58.5% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 2.1200% | 2.1200% | — | 2.1200% | 2025 | 2.1200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$52,907 | $52,907 | — | $52,907 | 2025 | $52,907 | 2025 |
In 2025, this property's market value of $2,495,091 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +76% 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 | $2,495,091 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | — | $661,016 | $1,438,465 | $3,471,171 | — | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
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.