1003 RIO GRANDE ST TX 78701
| Owner | 1003 FAMILY LIMITED PARTNERSHIP |
|---|---|
| Parcel ID | 0208001607 |
| Short ID | 821201 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 5,547 SF |
| Land SF | 19,872 SF |
| Acres | 0.456 |
| Year Built | 1875 |
| Legal | LOT 1B BLOCK 129 ORIGINAL CITY AMENDED PLAT OF LOTS 1B & 4B |
| Neighborhood | 59CBD |
| Land | $3,974,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,974,400 |
| Improvement | $128,127 |
|---|---|
| Total Improvement | $128,127 |
| Market | $4,102,527 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,102,527 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,102,527 |
| Exemptions (−) (HT) | −$1,057,662 |
|---|---|
| Taxable Value | $3,044,865 |
Appreciation: Market value has risen +30.2% from $3,150,000 (2021) to $4,102,527 (2025), a CAGR of 6.8% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $62,313. Austin ISD is the largest single contributor, at 48.4% 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 ($3,974,400 land vs $128,127 improvements), about $200/SF of land. With value concentrated in the land under a ~151-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 $4,102,527, 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 +6.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,707,916 by 2030, with an estimated annual tax burden around $107,522. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 3,550 SF | ✗ |
| 1ST | 1st Floor | 3,136 SF | ✓ |
| 2ND | 2nd Floor | 2,411 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 718 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 672 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 664 SF | ✗ |
| 061C | CARPORT ATT 1ST COMM | 255 SF | ✗ |
| 874 | OBS HEAT CENTRAL | 100 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
Market value changed by 76% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $33,063.83 | $33,063.83 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,955.61 | $15,955.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,443.97 | $11,443.97 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,242.01 | $4,242.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,593.64 | $3,593.64 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $68,299.06 | $68,299.06 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,130,038 | $4,102,527 | +0.7% |
| Assessed Value | $4,130,038 | $4,102,527 | +0.7% |
| Land Value | $3,974,400 | $3,974,400 | +0.0% |
| Improvement Value | $155,638 | $128,127 | +21.5% |
| Taxable Value | $2,345,710 | $3,044,865 | -23.0% |
| Exemptions | HT | HT | |
| Total Tax 2026 = estimate |
~$48,005
Estimated
|
~$68,299
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,223,285 | $4,130,038 | -3,093,247 (-42.8%) |
| Taxable Value | $3,138,704 | $2,345,710 | -792,994 (-25.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,130,038 | $3,974,400 | $155,638 | — | $4,130,038 | $2,345,710 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,102,527 | $3,974,400 | $128,127 | — | $4,102,527 | $3,044,865 | ~$68,299 | Partial |
| 2024 | $3,540,923 | — | — | — | $3,540,923 | $— | $57,735 | Verified |
| 2023 | $3,317,500 | — | — | −$336,699 | $2,980,801 | $— | $50,932 | Verified |
| 2022 | $3,317,500 | — | — | −$336,699 | $2,980,801 | $— | $52,930 | Verified |
| 2021 | $3,150,000 | — | — | −$169,199 | $2,980,801 | $— | $60,474 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +76.1% ! | +20.0% | 68.2% | Not available | Partial |
| 2025 | +15.9% | +15.9% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.6300% | Verified |
| 2023 | +6.7% | +6.7% | ~100% | 1.4400% | Verified |
| 2022 | -26.5% | -26.5% | ~100% | 1.6000% | Verified |
| 2021 | base year | — | ~100% | 1.9200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -9.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.7% | +5.7% | +6.7% | +15.9% | 2025 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 95.7% | — | 100.0% | 2024 | 89.9% | 2022 |
| Effective Tax Rate (2025) | 1.6600% | 1.6600% | — | 1.6600% | 2025 | 1.6600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$68,299 | $58,074 | ~$97,683 | $68,299 | 2025 | $50,932 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,382,649 | ~$4,382,649 | ~2.0139% | ~$88,264 | +6.8% |
| 2027 | ~$4,681,897 | ~$4,681,897 | ~1.9814% | ~$92,767 | +14.1% |
| 2028 | ~$5,001,579 | ~$5,001,579 | ~1.9488% | ~$97,473 | +21.9% |
| 2029 | ~$5,343,088 | ~$5,343,088 | ~1.9163% | ~$102,389 | +30.2% |
| 2030 | ~$5,707,916 | ~$5,707,916 | ~1.8837% | ~$107,522 | +39.1% |
| 2026 | ~$4,300,598 | ~$4,300,598 | ~2.0465% | ~$88,011 | +4.8% |
| 2027 | ~$4,508,232 | ~$4,508,232 | ~2.0465% | ~$92,260 | +9.9% |
| 2028 | ~$4,725,891 | ~$4,725,891 | ~2.0465% | ~$96,715 | +15.2% |
| 2029 | ~$4,954,059 | ~$4,954,059 | ~2.0465% | ~$101,384 | +20.8% |
| 2030 | ~$5,193,242 | ~$5,193,242 | ~2.0465% | ~$106,279 | +26.6% |
| 2026 | ~$4,464,699 | ~$4,464,699 | ~1.9977% | ~$89,190 | +8.8% |
| 2027 | ~$4,858,844 | ~$4,858,844 | ~1.9488% | ~$94,691 | +18.4% |
| 2028 | ~$5,287,785 | ~$5,287,785 | ~1.9000% | ~$100,469 | +28.9% |
| 2029 | ~$5,754,592 | ~$5,754,592 | ~1.8512% | ~$106,529 | +40.3% |
| 2030 | ~$6,262,609 | ~$6,262,609 | ~1.8024% | ~$112,875 | +52.7% |
In 2025, this property's market value of $4,102,527 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +189% 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 | $4,102,527 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,540,923 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,317,500 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $3,317,500 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,150,000 | $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.