906 RIO GRANDE ST TX 78701
| Owner | PRESSLER VEANNIS M TRUST |
|---|---|
| Parcel ID | 0208001105 |
| Short ID | 196659 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 7,097 SF |
| Land SF | 25,389 SF |
| Acres | 0.583 |
| Year Built | 1968 |
| Legal | LOT 5 BLOCK 105 ORIGINAL CITY LOT A LESS W 10FT OF PRESSLER VEANNIS M ADDN |
| Neighborhood | 59CBD |
| Land | $3,808,350 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,808,350 |
| Improvement | $482,020 |
|---|---|
| Total Improvement | $482,020 |
| Market | $4,290,370 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,290,370 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,290,370 |
| Taxable Value | $4,290,370 |
|---|
Appreciation: Market value has risen +13.5% from $3,778,725 (2021) to $4,290,370 (2025), a CAGR of 3.2% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $87,802. 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 89% of market value ($3,808,350 land vs $482,020 improvements), about $150/SF of land. With value concentrated in the land under a ~58-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 $4,290,370, this parcel sits in the top quartile (≥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 +3.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,028,420 by 2030, with an estimated annual tax burden around $94,722. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 7,097 SF | ✗ |
| 551 | PAVED AREA | 6,400 SF | ✗ |
| 1ST | 1st Floor | 4,487 SF | ✓ |
| 2ND | 2nd Floor | 2,610 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 720 SF | ✗ |
| UBSMT | Unfinished Basement | 198 SF | ✓ |
| SO | Sketch Only | 198 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 120 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 117 SF | ✗ |
| 522C | FIREPLACE COMM | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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% | $39,694.50 | $39,694.50 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $22,482.27 | $22,482.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $16,125.14 | $16,125.14 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,063.62 | $5,063.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,436.24 | $4,436.24 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $87,801.77 | $87,801.77 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,800,000 | $4,290,370 | +11.9% |
| Assessed Value | $4,800,000 | $4,290,370 | +11.9% |
| Land Value | $5,077,800 | $3,808,350 | +33.3% |
| Improvement Value | — | $482,020 | — |
| Taxable Value | $4,800,000 | $4,290,370 | +11.9% |
| Total Tax 2026 = estimate |
~$98,231
Estimated
|
~$87,802
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,485,127 | $4,800,000 | -1,685,127 (-26.0%) |
| Taxable Value | $6,485,127 | $4,800,000 | -1,685,127 (-26.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,800,000 | $5,077,800 | — | — | $4,800,000 | $4,800,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,290,370 | $3,808,350 | $482,020 | — | $4,290,370 | $4,290,370 | ~$87,802 | Partial |
| 2024 | $3,798,290 | — | — | — | $3,798,290 | $— | $75,275 | Verified |
| 2023 | $3,414,500 | — | — | −$558,237 | $2,856,263 | $— | $68,720 | Verified |
| 2022 | $3,807,861 | — | — | −$951,598 | $2,856,263 | $— | $67,434 | Verified |
| 2021 | $3,778,725 | — | — | −$922,462 | $2,856,263 | $— | $82,885 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +51.2% | +51.2% | ~100% | Not available | Partial |
| 2025 | +13.0% | +13.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +11.2% | +11.2% | ~100% | 1.8100% | Verified |
| 2022 | -10.3% | -10.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.9% | +5.3% | +1.0% | +13.0% | 2025 | -10.3% | 2023 |
| Assessment Ratio | 100.0% | 89.0% | — | 100.0% | 2024 | 75.0% | 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 |
$87,802 | $76,423 | ~$91,962 | $87,802 | 2025 | $67,434 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,428,760 | ~$4,428,760 | ~2.0139% | ~$89,192 | +3.2% |
| 2027 | ~$4,571,613 | ~$4,571,613 | ~1.9814% | ~$90,581 | +6.6% |
| 2028 | ~$4,719,075 | ~$4,719,075 | ~1.9488% | ~$91,967 | +10.0% |
| 2029 | ~$4,871,292 | ~$4,871,292 | ~1.9163% | ~$93,348 | +13.5% |
| 2030 | ~$5,028,420 | ~$5,028,420 | ~1.8837% | ~$94,722 | +17.2% |
| 2026 | ~$4,342,952 | ~$4,342,952 | ~2.0465% | ~$88,878 | +1.2% |
| 2027 | ~$4,396,179 | ~$4,396,179 | ~2.0465% | ~$89,967 | +2.5% |
| 2028 | ~$4,450,058 | ~$4,450,058 | ~2.0465% | ~$91,070 | +3.7% |
| 2029 | ~$4,504,597 | ~$4,504,597 | ~2.0465% | ~$92,186 | +5.0% |
| 2030 | ~$4,559,805 | ~$4,559,805 | ~2.0465% | ~$93,316 | +6.3% |
| 2026 | ~$4,514,567 | ~$4,514,567 | ~1.9977% | ~$90,186 | +5.2% |
| 2027 | ~$4,750,480 | ~$4,750,480 | ~1.9488% | ~$92,579 | +10.7% |
| 2028 | ~$4,998,720 | ~$4,998,720 | ~1.9000% | ~$94,977 | +16.5% |
| 2029 | ~$5,259,933 | ~$5,259,933 | ~1.8512% | ~$97,372 | +22.6% |
| 2030 | ~$5,534,795 | ~$5,534,795 | ~1.8024% | ~$99,758 | +29.0% |
In 2025, this property's market value of $4,290,370 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,290,370 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,798,290 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,414,500 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,807,861 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,778,725 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | 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.