902 RIO GRANDE ST AUSTIN, TX 78701
| Owner | RITZ SANDRA CASTRO |
|---|---|
| Parcel ID | 0208001106 |
| Short ID | 196660 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,139 SF |
| Land SF | 7,360 SF |
| Acres | 0.169 |
| Year Built | 1920 |
| Legal | N 64 FT OF LOT 4 & N 64 FT OF E 46 OF LOT 3 BLOCK 105 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $1,472,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,472,000 |
| Improvement | $264,627 |
|---|---|
| Total Improvement | $264,627 |
| Market | $1,736,627 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,736,627 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,736,627 |
| Taxable Value | $1,736,627 |
|---|
Appreciation: Market value has risen +30.8% from $1,328,000 (2021) to $1,736,627 (2025), a CAGR of 6.9% 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 outpaced 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 $35,540. 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 85% of market value ($1,472,000 land vs $264,627 improvements), about $200/SF of land. With value concentrated in the land under a ~106-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 $1,736,627, 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 +6.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,428,523 by 2030, with an estimated annual tax burden around $45,747. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,139 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,139 SF | ✗ |
| 551 | PAVED AREA | 1,140 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 523 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 279 SF | ✗ |
| UBSMT | Unfinished Basement | 191 SF | ✓ |
| 522C | FIREPLACE COMM | 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% | $16,067.27 | $16,067.27 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,100.22 | $9,100.22 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,527.03 | $6,527.03 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,049.62 | $2,049.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,795.67 | $1,795.67 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $35,539.81 | $35,539.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,758,000 | $1,736,627 | +1.2% |
| Assessed Value | $1,758,000 | $1,736,627 | +1.2% |
| Land Value | $1,472,000 | $1,472,000 | +0.0% |
| Improvement Value | $286,000 | $264,627 | +8.1% |
| Taxable Value | $1,758,000 | $1,736,627 | +1.2% |
| Total Tax 2026 = estimate |
~$35,977
Estimated
|
~$35,540
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,244,616 | $1,758,000 | -486,616 (-21.7%) |
| Taxable Value | $2,083,952 | $1,758,000 | -325,952 (-15.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,758,000 | $1,472,000 | $286,000 | — | $1,758,000 | $1,758,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,736,627 | $1,472,000 | $264,627 | — | $1,736,627 | $1,736,627 | ~$35,540 | Partial |
| 2024 | $1,450,000 | — | — | — | $1,472,000 ! | $— | $34,021 | Verified |
| 2023 | $1,339,000 | — | — | −$235,000 | $1,104,000 | $— | $26,234 | Verified |
| 2022 | $1,339,000 | — | — | −$235,000 | $1,104,000 | $— | $26,444 | Verified |
| 2021 | $1,328,000 | — | — | −$224,000 | $1,104,000 | $— | $29,146 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +29.3% | +20.0% | 92.8% | Not available | Partial |
| 2025 | -19.1% | -0.2% | ~100% | Not available | Partial |
| 2024 | +32.9% | +7.7% | 81.1% | 1.5900% | Verified |
| 2023 | +20.6% | +20.6% | ~100% | 1.6200% | Verified |
| 2022 | -11.0% | -11.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.2% | +6.0% | +6.7% | +19.8% | 2025 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 91.6% | — | 101.5% | 2024 | 82.4% | 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 |
$35,540 | $30,277 | ~$41,481 | $35,540 | 2025 | $26,234 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,857,093 | ~$1,857,093 | ~2.0139% | ~$37,401 | +6.9% |
| 2027 | ~$1,985,916 | ~$1,985,916 | ~1.9814% | ~$39,349 | +14.4% |
| 2028 | ~$2,123,674 | ~$2,123,674 | ~1.9488% | ~$41,387 | +22.3% |
| 2029 | ~$2,270,989 | ~$2,270,989 | ~1.9163% | ~$43,519 | +30.8% |
| 2030 | ~$2,428,523 | ~$2,428,523 | ~1.8837% | ~$45,747 | +39.8% |
| 2026 | ~$1,822,361 | ~$1,822,361 | ~2.0465% | ~$37,294 | +4.9% |
| 2027 | ~$1,912,327 | ~$1,912,327 | ~2.0465% | ~$39,135 | +10.1% |
| 2028 | ~$2,006,734 | ~$2,006,734 | ~2.0465% | ~$41,068 | +15.6% |
| 2029 | ~$2,105,802 | ~$2,105,802 | ~2.0465% | ~$43,095 | +21.3% |
| 2030 | ~$2,209,761 | ~$2,209,761 | ~2.0465% | ~$45,222 | +27.2% |
| 2026 | ~$1,891,826 | ~$1,891,826 | ~1.9977% | ~$37,792 | +8.9% |
| 2027 | ~$2,060,894 | ~$2,060,894 | ~1.9488% | ~$40,164 | +18.7% |
| 2028 | ~$2,245,072 | ~$2,245,072 | ~1.9000% | ~$42,657 | +29.3% |
| 2029 | ~$2,445,709 | ~$2,445,709 | ~1.8512% | ~$45,275 | +40.8% |
| 2030 | ~$2,664,277 | ~$2,664,277 | ~1.8024% | ~$48,020 | +53.4% |
In 2025, this property's market value of $1,736,627 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +23% 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 | $1,736,627 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,450,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,339,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,339,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,328,000 | $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.