808 RIO GRANDE ST TX 78701
| Owner | 808 RIO GRANDE LLC |
|---|---|
| Parcel ID | 0208001008 |
| Short ID | 196651 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 3,424 SF |
| Land SF | 12,023 SF |
| Acres | 0.276 |
| Year Built | 1961 |
| Legal | N 100 FT OF LOT 5 & E 38 FT OF N 100' OF LOT 6 BLOCK 104 ORIGINAL CITY &13 X 100 FT OF RIO GRANDE ST |
| Neighborhood | 53CBD |
| Land | $2,404,512 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,404,512 |
| Improvement | $498,308 |
|---|---|
| Total Improvement | $498,308 |
| Market | $2,902,820 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,902,820 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,902,820 |
| Taxable Value | $2,902,820 |
|---|
Appreciation: Market value has risen +23.4% from $2,352,594 (2021) to $2,902,820 (2025), a CAGR of 5.4% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2024→2025), 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 $59,406. 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 83% of market value ($2,404,512 land vs $498,308 improvements), about $200/SF of land. With value concentrated in the land under a ~65-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 $2,902,820, 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 +5.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,774,953 by 2030, with an estimated annual tax burden around $71,110. 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 | 3,424 SF | ✓ |
| 551 | PAVED AREA | 3,340 SF | ✗ |
| 501 | CANOPY | 333 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% | $26,856.89 | $26,856.89 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,211.27 | $15,211.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,910.10 | $10,910.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,426.00 | $3,426.00 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,001.52 | $3,001.52 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $59,405.78 | $59,405.78 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,902,820 | $2,902,820 | +0.0% |
| Assessed Value | $2,902,820 | $2,902,820 | +0.0% |
| Land Value | $2,404,512 | $2,404,512 | +0.0% |
| Improvement Value | $498,308 | $498,308 | +0.0% |
| Taxable Value | $2,902,820 | $2,902,820 | +0.0% |
| Total Tax 2026 = estimate |
~$59,406
Estimated
|
~$59,406
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,223,047 | $2,902,820 | -320,227 (-9.9%) |
| Taxable Value | $3,223,047 | $2,902,820 | -320,227 (-9.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,902,820 | $2,404,512 | $498,308 | — | $2,902,820 | $2,902,820 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,902,820 | $2,404,512 | $498,308 | — | $2,902,820 | $2,902,820 | ~$59,406 | Partial |
| 2024 | $2,191,483 | — | — | — | $2,404,512 ! | $— | $52,117 | Verified |
| 2023 | $2,354,758 | — | — | −$551,374 | $1,803,384 | $— | $39,649 | Verified |
| 2022 | $2,325,739 | — | — | −$522,355 | $1,803,384 | $— | $46,505 | Verified |
| 2021 | $2,352,594 | — | — | −$549,210 | $1,803,384 | $— | $50,624 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.0% | +11.0% | ~100% | Not available | Partial |
| 2025 | +4.1% | +10.4% | ~100% | Not available | Partial |
| 2024 | +27.2% | +20.0% | 94.3% | 1.8700% | Verified |
| 2023 | -6.9% | -6.9% | ~100% | 1.8100% | Verified |
| 2022 | +1.2% | +1.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +5.1% | +5.4% | +32.5% | 2025 | -6.9% | 2024 |
| Assessment Ratio | 100.0% | 90.1% | — | 109.7% | 2024 | 76.6% | 2023 |
| 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 |
$59,406 | $49,660 | ~$66,296 | $59,406 | 2025 | $39,649 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,059,415 | ~$3,059,415 | ~2.0139% | ~$61,615 | +5.4% |
| 2027 | ~$3,224,458 | ~$3,224,458 | ~1.9814% | ~$63,889 | +11.1% |
| 2028 | ~$3,398,404 | ~$3,398,404 | ~1.9488% | ~$66,229 | +17.1% |
| 2029 | ~$3,581,733 | ~$3,581,733 | ~1.9163% | ~$68,636 | +23.4% |
| 2030 | ~$3,774,953 | ~$3,774,953 | ~1.8837% | ~$71,110 | +30.0% |
| 2026 | ~$3,001,359 | ~$3,001,359 | ~2.0465% | ~$61,422 | +3.4% |
| 2027 | ~$3,103,242 | ~$3,103,242 | ~2.0465% | ~$63,507 | +6.9% |
| 2028 | ~$3,208,584 | ~$3,208,584 | ~2.0465% | ~$65,663 | +10.5% |
| 2029 | ~$3,317,502 | ~$3,317,502 | ~2.0465% | ~$67,892 | +14.3% |
| 2030 | ~$3,430,117 | ~$3,430,117 | ~2.0465% | ~$70,197 | +18.2% |
| 2026 | ~$3,117,471 | ~$3,117,471 | ~1.9977% | ~$62,277 | +7.4% |
| 2027 | ~$3,347,995 | ~$3,347,995 | ~1.9488% | ~$65,247 | +15.3% |
| 2028 | ~$3,595,566 | ~$3,595,566 | ~1.9000% | ~$68,316 | +23.9% |
| 2029 | ~$3,861,443 | ~$3,861,443 | ~1.8512% | ~$71,483 | +33.0% |
| 2030 | ~$4,146,980 | ~$4,146,980 | ~1.8024% | ~$74,744 | +42.9% |
In 2025, this property's market value of $2,902,820 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +105% 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 | $2,902,820 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,191,483 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,354,758 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,325,739 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,352,594 | $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.