804 RIO GRANDE ST TX 78701
| Owner | 804 RIO GRANDE OWNER LLC |
|---|---|
| Parcel ID | 0208001009 |
| Short ID | 196652 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,928 SF |
| Land SF | 12,232 SF |
| Acres | 0.281 |
| Year Built | 1985 |
| Legal | S 28 FT OF LT 5 & 6 & E33.5 OF S28 & CEN 31 X 100 AV OF LOT 7 & ADJ VAC ALLEY BLOCK 104 ORIGINAL CITY PLUS ADJ 12 AV RIO GRANDE ST |
| Neighborhood | 53CBD |
| Land | $2,079,381 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,079,381 |
| Improvement | $790,123 |
|---|---|
| Total Improvement | $790,123 |
| Market | $2,869,504 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,869,504 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,869,504 |
| Taxable Value | $2,869,504 |
|---|
Appreciation: Market value has risen +11.4% from $2,575,000 (2021) to $2,869,504 (2025), a CAGR of 2.7% over 4 years. Growth has been relatively flat for this asset class. 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 $58,724. 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 72% of market value ($2,079,381 land vs $790,123 improvements), about $170/SF of land. With value concentrated in the land under a ~41-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 $2,869,504, 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 +2.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,285,442 by 2030, with an estimated annual tax burden around $61,889. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 4,927 SF | ✗ |
| 2ND | 2nd Floor | 3,576 SF | ✓ |
| 487 | PARKING UNDER | 2,445 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,232 SF | ✗ |
| 1ST | 1st Floor | 1,352 SF | ✓ |
| 611 | TERRACE | 1,078 SF | ✗ |
| 511 | DECK | 128 SF | ✗ |
| 327 | STORAGE COMM'L | 60 SF | ✓ |
| 612C | TERRACE UNCOVERD COMM | 45 SF | ✗ |
| 413 | STAIRWAY EXT | 2 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% | $26,548.65 | $26,548.65 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,036.69 | $15,036.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,784.89 | $10,784.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,386.67 | $3,386.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,967.07 | $2,967.07 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $58,723.97 | $58,723.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,911,999 | $2,869,504 | +1.5% |
| Assessed Value | $2,911,999 | $2,869,504 | +1.5% |
| Land Value | $2,446,330 | $2,079,381 | +17.6% |
| Improvement Value | $465,669 | $790,123 | -41.1% |
| Taxable Value | $2,911,999 | $2,869,504 | +1.5% |
| Total Tax 2026 = estimate |
~$59,594
Estimated
|
~$58,724
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,584,740 | $2,911,999 | -672,741 (-18.8%) |
| Taxable Value | $3,443,405 | $2,911,999 | -531,406 (-15.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,911,999 | $2,446,330 | $465,669 | — | $2,911,999 | $2,911,999 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,869,504 | $2,079,381 | $790,123 | — | $2,869,504 | $2,869,504 | ~$58,724 | Partial |
| 2024 | $3,109,540 | — | — | −$1,030,159 | $2,079,381 | $— | $55,107 | Verified |
| 2023 | $2,450,000 | — | — | −$890,465 | $1,559,535 | $— | $56,259 | Verified |
| 2022 | $2,632,095 | — | — | −$1,072,560 | $1,559,535 | $— | $48,386 | Verified |
| 2021 | $2,575,000 | — | — | −$1,015,464 | $1,559,536 | $— | $57,292 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +24.9% | +20.0% | 96.1% | Not available | Partial |
| 2025 | +3.2% | +3.2% | ~100% | Not available | Partial |
| 2024 | -10.6% | -10.6% | ~100% | 1.9800% | Verified |
| 2023 | +26.9% | +26.9% | ~100% | 1.8100% | Verified |
| 2022 | -6.9% | -6.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.5% | +3.2% | +2.4% | +26.9% | 2024 | -7.7% | 2025 |
| Assessment Ratio | 100.0% | 75.1% | — | 100.0% | 2025 | 59.3% | 2022 |
| 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 |
$58,724 | $55,154 | ~$60,643 | $58,724 | 2025 | $48,386 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,948,250 | ~$2,948,250 | ~2.0139% | ~$59,376 | +2.7% |
| 2027 | ~$3,029,156 | ~$3,029,156 | ~1.9814% | ~$60,019 | +5.6% |
| 2028 | ~$3,112,283 | ~$3,112,283 | ~1.9488% | ~$60,653 | +8.5% |
| 2029 | ~$3,197,691 | ~$3,197,691 | ~1.9163% | ~$61,277 | +11.4% |
| 2030 | ~$3,285,442 | ~$3,285,442 | ~1.8837% | ~$61,889 | +14.5% |
| 2026 | ~$2,890,859 | ~$2,890,859 | ~2.0465% | ~$59,161 | +0.7% |
| 2027 | ~$2,912,374 | ~$2,912,374 | ~2.0465% | ~$59,601 | +1.5% |
| 2028 | ~$2,934,048 | ~$2,934,048 | ~2.0465% | ~$60,045 | +2.2% |
| 2029 | ~$2,955,884 | ~$2,955,884 | ~2.0465% | ~$60,492 | +3.0% |
| 2030 | ~$2,977,882 | ~$2,977,882 | ~2.0465% | ~$60,942 | +3.8% |
| 2026 | ~$3,005,640 | ~$3,005,640 | ~1.9977% | ~$60,043 | +4.7% |
| 2027 | ~$3,148,234 | ~$3,148,234 | ~1.9488% | ~$61,354 | +9.7% |
| 2028 | ~$3,297,593 | ~$3,297,593 | ~1.9000% | ~$62,655 | +14.9% |
| 2029 | ~$3,454,038 | ~$3,454,038 | ~1.8512% | ~$63,941 | +20.4% |
| 2030 | ~$3,617,905 | ~$3,617,905 | ~1.8024% | ~$65,208 | +26.1% |
In 2025, this property's market value of $2,869,504 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +102% 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 | $2,869,504 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,109,540 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,450,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,632,095 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,575,000 | $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.