1002 RIO GRANDE ST TX 78701
| Owner | SIMMS & STEIN FAMILY TRUST |
|---|---|
| Parcel ID | 0208001208 |
| Short ID | 196673 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,988 SF |
| Land SF | 8,832 SF |
| Acres | 0.203 |
| Year Built | 1912 |
| Legal | N 64 FT OF LOT 3&4 BLOCK 130 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $1,766,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,766,400 |
| Improvement | $492,954 |
|---|---|
| Total Improvement | $492,954 |
| Market | $2,259,354 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,259,354 |
| Value Limitation Adjustment (−) (homestead cap) | −$217,001 |
| Net Appraised (assessed) | $2,042,353 |
| Taxable Value | $2,042,353 |
|---|
Appreciation: Market value has risen +35.5% from $1,667,671 (2021) to $2,259,354 (2025), a CAGR of 7.9% 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 $41,796. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,042,353) is $217,001 below market value, suggesting potential for an upward assessment in future years.
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 78% of market value ($1,766,400 land vs $492,954 improvements), about $200/SF of land. With value concentrated in the land under a ~114-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 $2,259,354, 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 +7.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,302,377 by 2030, with an estimated annual tax burden around $61,961. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,988 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,988 SF | ✗ |
| 551 | PAVED AREA | 900 SF | ✗ |
| 571C | STORAGE DET COMM | 282 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 232 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% | $16,722.84 | $16,722.84 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,471.52 | $9,471.52 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,793.34 | $6,793.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,133.25 | $2,133.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,868.94 | $1,868.94 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $36,989.89 | $36,989.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,873,765 | $2,259,354 | -17.1% |
| Assessed Value | $1,873,765 | $2,042,353 | -8.3% |
| Land Value | $1,589,760 | $1,766,400 | -10.0% |
| Improvement Value | $284,005 | $492,954 | -42.4% |
| Taxable Value | $1,873,765 | $2,042,353 | -8.3% |
| Total Tax 2026 = estimate |
~$38,346
Estimated
|
~$36,990
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,322,469 | $1,873,765 | -448,704 (-19.3%) |
| Taxable Value | $2,168,981 | $1,873,765 | -295,216 (-13.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,873,765 | $1,589,760 | $284,005 | — | $1,873,765 | $1,873,765 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,259,354 | $1,766,400 | $492,954 | −$217,001 | $2,042,353 | $2,042,353 | ~$36,990 | Partial |
| 2024 | $1,701,961 | — | — | — | $1,701,961 | $— | $33,730 | Verified |
| 2023 | $1,615,965 | — | — | −$291,165 | $1,324,800 | $— | $30,793 | Verified |
| 2022 | $1,615,965 | — | — | −$291,165 | $1,324,800 | $— | $31,914 | Verified |
| 2021 | $1,667,671 | — | — | −$342,871 | $1,324,800 | $— | $35,174 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.8% | +6.2% | 93.4% | Not available | Partial |
| 2025 | +32.8% | +20.0% | 90.4% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +5.3% | +5.3% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +39.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -17.1% | +3.6% | +12.3% | +32.8% | 2025 | -17.1% | 2026 |
| Assessment Ratio | 100.0% | 89.0% | — | 100.0% | 2024 | 79.4% | 2021 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$36,990 | $33,720 | ~$53,290 | $36,990 | 2025 | $30,793 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,437,546 | ~$2,246,588 | ~2.0139% | ~$45,245 | +7.9% |
| 2027 | ~$2,629,791 | ~$2,471,247 | ~1.9814% | ~$48,965 | +16.4% |
| 2028 | ~$2,837,198 | ~$2,718,372 | ~1.9488% | ~$52,977 | +25.6% |
| 2029 | ~$3,060,964 | ~$2,990,209 | ~1.9163% | ~$57,301 | +35.5% |
| 2030 | ~$3,302,377 | ~$3,289,230 | ~1.8837% | ~$61,961 | +46.2% |
| 2026 | ~$2,392,359 | ~$2,246,588 | ~2.0465% | ~$45,976 | +5.9% |
| 2027 | ~$2,533,193 | ~$2,471,247 | ~2.0465% | ~$50,574 | +12.1% |
| 2028 | ~$2,682,318 | ~$2,682,318 | ~2.0465% | ~$54,893 | +18.7% |
| 2029 | ~$2,840,222 | ~$2,840,222 | ~2.0465% | ~$58,125 | +25.7% |
| 2030 | ~$3,007,421 | ~$3,007,421 | ~2.0465% | ~$61,546 | +33.1% |
| 2026 | ~$2,482,733 | ~$2,246,588 | ~1.9977% | ~$44,879 | +9.9% |
| 2027 | ~$2,728,197 | ~$2,471,247 | ~1.9488% | ~$48,161 | +20.8% |
| 2028 | ~$2,997,929 | ~$2,718,372 | ~1.9000% | ~$51,650 | +32.7% |
| 2029 | ~$3,294,329 | ~$2,990,209 | ~1.8512% | ~$55,355 | +45.8% |
| 2030 | ~$3,620,035 | ~$3,289,230 | ~1.8024% | ~$59,284 | +60.2% |
In 2025, this property's market value of $2,259,354 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +59% 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 | $2,259,354 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,701,961 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,615,965 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,615,965 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,667,671 | $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.