802 RIO GRANDE ST AUSTIN, TX 78701
| Owner | EDWARDS MOUNTAIN L P |
|---|---|
| Parcel ID | 0208001010 |
| Short ID | 196653 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,785 SF |
| Land SF | 7,828 SF |
| Acres | 0.180 |
| Year Built | 1923 |
| Legal | N 61 FT OF LOT 3-4 BLOCK 104 ORIGINAL CITY PLUS ADJ PT VAC ST |
| Neighborhood | 59CBD |
| Land | $1,565,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,565,600 |
| Improvement | $40,660 |
|---|---|
| Total Improvement | $40,660 |
| Market | $1,606,260 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,606,260 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,606,260 |
| Taxable Value | $1,606,260 |
|---|
Appreciation: Market value has risen +10.8% from $1,449,500 (2021) to $1,606,260 (2025), a CAGR of 2.6% 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 $32,872. 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 97% of market value ($1,565,600 land vs $40,660 improvements), about $200/SF of land. With value concentrated in the land under a ~103-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 $1,606,260, 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 +2.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,826,261 by 2030, with an estimated annual tax burden around $34,402. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,785 SF | ✗ |
| 1ST | 1st Floor | 2,017 SF | ✓ |
| 1/2 | Half Floor | 768 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 360 SF | ✓ |
| UBSMT | Unfinished Basement | 270 SF | ✓ |
| SO | Sketch Only | 270 SF | ✗ |
| 061C | CARPORT ATT 1ST COMM | 192 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 189 SF | ✗ |
| 631C | PORCH CLOS UNFIN COMM | 60 SF | ✓ |
| 522C | FIREPLACE COMM | 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% | $14,861.12 | $14,861.12 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,417.08 | $8,417.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,037.05 | $6,037.05 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,895.76 | $1,895.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,660.87 | $1,660.87 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $32,871.88 | $32,871.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,650,000 | $1,606,260 | +2.7% |
| Assessed Value | $1,650,000 | $1,606,260 | +2.7% |
| Land Value | $1,565,600 | $1,565,600 | +0.0% |
| Improvement Value | $84,400 | $40,660 | +107.6% |
| Taxable Value | $1,650,000 | $1,606,260 | +2.7% |
| Total Tax 2026 = estimate |
~$33,767
Estimated
|
~$32,872
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,898,002 | $1,650,000 | -248,002 (-13.1%) |
| Taxable Value | $1,898,002 | $1,650,000 | -248,002 (-13.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,650,000 | $1,565,600 | $84,400 | — | $1,650,000 | $1,650,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,606,260 | $1,565,600 | $40,660 | — | $1,606,260 | $1,606,260 | ~$32,872 | Partial |
| 2024 | $1,625,000 | — | — | −$59,400 | $1,565,600 | $— | $32,204 | Verified |
| 2023 | $1,450,285 | — | — | −$276,085 | $1,174,200 | $— | $29,400 | Verified |
| 2022 | $1,450,285 | — | — | −$276,085 | $1,174,200 | $— | $28,642 | Verified |
| 2021 | $1,449,500 | — | — | −$275,300 | $1,174,200 | $— | $31,568 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +18.2% | +18.2% | ~100% | Not available | Partial |
| 2025 | -1.2% | -1.2% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +12.0% | +12.0% | ~100% | 1.8100% | Verified |
| 2022 | -13.9% | -13.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -4.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.7% | +2.7% | +2.1% | +12.0% | 2024 | -1.2% | 2025 |
| Assessment Ratio | 100.0% | 89.9% | — | 100.0% | 2025 | 81.0% | 2021 |
| 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 |
$32,872 | $30,937 | ~$33,803 | $32,872 | 2025 | $28,642 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,648,031 | ~$1,648,031 | ~2.0139% | ~$33,190 | +2.6% |
| 2027 | ~$1,690,887 | ~$1,690,887 | ~1.9814% | ~$33,503 | +5.3% |
| 2028 | ~$1,734,859 | ~$1,734,859 | ~1.9488% | ~$33,810 | +8.0% |
| 2029 | ~$1,779,973 | ~$1,779,973 | ~1.9163% | ~$34,109 | +10.8% |
| 2030 | ~$1,826,261 | ~$1,826,261 | ~1.8837% | ~$34,402 | +13.7% |
| 2026 | ~$1,615,905 | ~$1,615,905 | ~2.0465% | ~$33,069 | +0.6% |
| 2027 | ~$1,625,609 | ~$1,625,609 | ~2.0465% | ~$33,268 | +1.2% |
| 2028 | ~$1,635,370 | ~$1,635,370 | ~2.0465% | ~$33,468 | +1.8% |
| 2029 | ~$1,645,190 | ~$1,645,190 | ~2.0465% | ~$33,669 | +2.4% |
| 2030 | ~$1,655,069 | ~$1,655,069 | ~2.0465% | ~$33,871 | +3.0% |
| 2026 | ~$1,680,156 | ~$1,680,156 | ~1.9977% | ~$33,564 | +4.6% |
| 2027 | ~$1,757,451 | ~$1,757,451 | ~1.9488% | ~$34,250 | +9.4% |
| 2028 | ~$1,838,302 | ~$1,838,302 | ~1.9000% | ~$34,928 | +14.4% |
| 2029 | ~$1,922,873 | ~$1,922,873 | ~1.8512% | ~$35,596 | +19.7% |
| 2030 | ~$2,011,334 | ~$2,011,334 | ~1.8024% | ~$36,252 | +25.2% |
In 2025, this property's market value of $1,606,260 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +13% 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 | $1,606,260 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,625,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,450,285 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,450,285 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,449,500 | $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.