801 RIO GRANDE ST TX 78701
| Owner | JOSEPH JOSEPH & WILLIAMS PARTN |
|---|---|
| Parcel ID | 0208001401 |
| Short ID | 196676 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 3,763 SF |
| Land SF | 7,584 SF |
| Acres | 0.174 |
| Year Built | 1910 |
| Legal | S 79 FT OF LOT 1 & S 79' OF W 27 FT OF LOT 2 BLOCK 103 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $1,516,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,516,800 |
| Improvement | $951,345 |
|---|---|
| Total Improvement | $951,345 |
| Market | $2,468,145 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,468,145 |
| Value Limitation Adjustment (−) (homestead cap) | −$34,545 |
| Net Appraised (assessed) | $2,433,600 |
| Taxable Value | $2,433,600 |
|---|
Appreciation: Market value has risen +37.1% from $1,800,000 (2021) to $2,468,145 (2025), a CAGR of 8.2% over 4 years. This is strong appreciation — well above typical inflation. 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 $49,803. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,433,600) is $34,545 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 61% of market value ($1,516,800 land vs $951,345 improvements), about $200/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,468,145, 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 +8.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,662,211 by 2030, with an estimated annual tax burden around $68,987. 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.
13 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,763 SF | ✗ |
| 551 | PAVED AREA | 1,800 SF | ✗ |
| 1ST | 1st Floor | 1,505 SF | ✓ |
| 2ND | 2nd Floor | 1,488 SF | ✓ |
| 3RD | 3rd Floor | 770 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 353 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 341 SF | ✗ |
| UBSMT | Unfinished Basement | 240 SF | ✓ |
| SO | Sketch Only | 240 SF | ✗ |
| 630C | PORCH CLOS FIN COMM | 220 SF | ✓ |
| 571C | STORAGE DET COMM | 154 SF | ✓ |
| 273 | COLDSTG VAULT SM | 48 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% | $20,354.40 | $20,354.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,528.37 | $11,528.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,268.59 | $8,268.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,596.51 | $2,596.51 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,274.80 | $2,274.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $45,022.67 | $45,022.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,200,000 | $2,468,145 | -10.9% |
| Assessed Value | $2,200,000 | $2,433,600 | -9.6% |
| Land Value | $1,516,800 | $1,516,800 | +0.0% |
| Improvement Value | $683,200 | $951,345 | -28.2% |
| Taxable Value | $2,200,000 | $2,433,600 | -9.6% |
| Total Tax 2026 = estimate |
~$45,023
Estimated
|
~$45,023
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,065,305 | $2,200,000 | -865,305 (-28.2%) |
| Taxable Value | $3,065,305 | $2,200,000 | -865,305 (-28.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,200,000 | $1,516,800 | $683,200 | — | $2,200,000 | $2,200,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,468,145 | $1,516,800 | $951,345 | −$34,545 | $2,433,600 | $2,433,600 | ~$45,023 | Partial |
| 2024 | $1,906,694 | — | — | −$389,894 | $1,516,800 | $— | $40,455 | Verified |
| 2023 | $1,906,694 | — | — | −$769,094 | $1,137,600 | $— | $30,790 | Verified |
| 2022 | $1,910,999 | — | — | −$773,399 | $1,137,600 | $— | $37,656 | Verified |
| 2021 | $1,800,000 | — | — | −$662,400 | $1,137,600 | $— | $41,596 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +24.2% | +26.0% | ~100% | Not available | Partial |
| 2025 | -9.5% | +6.4% | 98.6% | Not available | Partial |
| 2024 | +43.1% | +20.0% | 83.9% | 1.4800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6100% | Verified |
| 2022 | -0.2% | -0.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.9% | +4.9% | +10.8% | +29.4% | 2025 | -10.9% | 2026 |
| Assessment Ratio | 100.0% | 76.8% | — | 100.0% | 2026 | 59.5% | 2022 |
| Effective Tax Rate (2025) | 1.8200% | 1.8200% | — | 1.8200% | 2025 | 1.8200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$45,023 | $39,104 | ~$61,169 | $45,023 | 2025 | $30,790 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,670,824 | ~$2,670,824 | ~2.0139% | ~$53,789 | +8.2% |
| 2027 | ~$2,890,146 | ~$2,890,146 | ~1.9814% | ~$57,265 | +17.1% |
| 2028 | ~$3,127,478 | ~$3,127,478 | ~1.9488% | ~$60,950 | +26.7% |
| 2029 | ~$3,384,300 | ~$3,384,300 | ~1.9163% | ~$64,853 | +37.1% |
| 2030 | ~$3,662,211 | ~$3,662,211 | ~1.8837% | ~$68,987 | +48.4% |
| 2026 | ~$2,621,461 | ~$2,621,461 | ~2.0465% | ~$53,648 | +6.2% |
| 2027 | ~$2,784,300 | ~$2,784,300 | ~2.0465% | ~$56,980 | +12.8% |
| 2028 | ~$2,957,255 | ~$2,957,255 | ~2.0465% | ~$60,520 | +19.8% |
| 2029 | ~$3,140,953 | ~$3,140,953 | ~2.0465% | ~$64,279 | +27.3% |
| 2030 | ~$3,336,062 | ~$3,336,062 | ~2.0465% | ~$68,272 | +35.2% |
| 2026 | ~$2,720,187 | ~$2,676,960 | ~1.9977% | ~$53,477 | +10.2% |
| 2027 | ~$2,997,966 | ~$2,944,656 | ~1.9488% | ~$57,387 | +21.5% |
| 2028 | ~$3,304,112 | ~$3,239,122 | ~1.9000% | ~$61,544 | +33.9% |
| 2029 | ~$3,641,520 | ~$3,563,034 | ~1.8512% | ~$65,959 | +47.5% |
| 2030 | ~$4,013,384 | ~$3,919,337 | ~1.8024% | ~$70,641 | +62.6% |
In 2025, this property's market value of $2,468,145 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +74% 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 | $2,468,145 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,906,694 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,906,694 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,910,999 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,800,000 | $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.