1400 RIO GRANDE ST TX 78701
| Owner | FOURTEEN HUNDRED RIO GRANDE L L C |
|---|---|
| Parcel ID | 0210000403 |
| Short ID | 199626 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 19,450 SF |
| Land SF | 17,664 SF |
| Acres | 0.406 |
| Year Built | 1965 |
| Legal | LOT 3&4 BLOCK 179 ORIGINAL CITY |
| Neighborhood | 06CBD |
| Land | $4,504,320 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,504,320 |
| Improvement | $445,180 |
|---|---|
| Total Improvement | $445,180 |
| Market | $4,949,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,949,500 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,949,500 |
| Taxable Value | $4,949,500 |
|---|
Appreciation: Market value has risen +59.0% from $3,112,000 (2021) to $4,949,500 (2025), a CAGR of 12.3% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family 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 $101,291. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Multi-family residential. 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 91% of market value ($4,504,320 land vs $445,180 improvements), about $255/SF of land. With value concentrated in the land under a ~61-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 $4,949,500, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +12.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,840,229 by 2030, with an estimated annual tax burden around $150,157. 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.
15 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 8,000 SF | ✓ |
| 3RD | 3rd Floor | 8,000 SF | ✓ |
| 487 | PARKING UNDER | 4,501 SF | ✓ |
| 551 | PAVED AREA | 4,500 SF | ✗ |
| SO | Sketch Only | 4,018 SF | ✗ |
| 1ST | 1st Floor | 3,450 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 1,223 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 1,223 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 901 SF | ✗ |
| 581C | STORAGE ATT COMM | 281 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 172 | SHOWER STALL AVG | 1 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% | $42,466.68 | $42,466.68 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $24,052.38 | $24,052.38 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $17,251.29 | $17,251.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,417.26 | $5,417.26 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,746.06 | $4,746.06 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $93,933.67 | $93,933.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,650,000 | $4,949,500 | -26.3% |
| Assessed Value | $3,650,000 | $4,949,500 | -26.3% |
| Land Value | $3,179,520 | $4,504,320 | -29.4% |
| Improvement Value | $470,480 | $445,180 | +5.7% |
| Taxable Value | $3,650,000 | $4,949,500 | -26.3% |
| Total Tax 2026 = estimate |
~$74,697
Estimated
|
~$93,934
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,751,520 | $3,650,000 | -1,101,520 (-23.2%) |
| Taxable Value | $4,751,520 | $3,650,000 | -1,101,520 (-23.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,650,000 | $3,179,520 | $470,480 | — | $3,650,000 | $3,650,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,949,500 | $4,504,320 | $445,180 | — | $4,949,500 | $4,949,500 | ~$93,934 | Partial |
| 2024 | $4,000,000 | — | — | — | $4,504,320 ! | $— | $90,965 | Verified |
| 2023 | $3,700,000 | — | — | −$1,447,840 | $2,252,160 | $— | $72,370 | Verified |
| 2022 | $3,306,500 | — | — | −$1,429,700 | $1,876,800 | $— | $73,072 | Verified |
| 2021 | $3,112,000 | — | — | −$1,235,200 | $1,876,800 | $— | $71,972 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.0% | -4.0% | ~100% | Not available | Partial |
| 2025 | +4.2% | +4.2% | ~100% | Not available | Partial |
| 2024 | +11.0% | +11.0% | ~100% | 1.9100% | Verified |
| 2023 | +7.3% | +7.3% | ~100% | 1.6900% | Verified |
| 2022 | +20.6% | +20.6% | ~100% | 1.8300% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +49.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -26.3% | +4.7% | +20.3% | +23.7% | 2025 | -26.3% | 2026 |
| Assessment Ratio | 100.0% | 81.8% | — | 112.6% | 2024 | 56.8% | 2022 |
| Effective Tax Rate (2025) | 1.9000% | 1.9000% | — | 1.9000% | 2025 | 1.9000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$93,934 | $80,463 | ~$129,144 | $93,934 | 2025 | $71,972 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,558,297 | ~$5,444,450 | ~2.0139% | ~$109,648 | +12.3% |
| 2027 | ~$6,241,977 | ~$5,988,895 | ~1.9814% | ~$118,663 | +26.1% |
| 2028 | ~$7,009,752 | ~$6,587,785 | ~1.9488% | ~$128,385 | +41.6% |
| 2029 | ~$7,871,963 | ~$7,246,563 | ~1.9163% | ~$138,865 | +59.0% |
| 2030 | ~$8,840,229 | ~$7,971,219 | ~1.8837% | ~$150,157 | +78.6% |
| 2026 | ~$5,459,307 | ~$5,444,450 | ~2.0465% | ~$111,420 | +10.3% |
| 2027 | ~$6,021,625 | ~$5,988,895 | ~2.0465% | ~$122,562 | +21.7% |
| 2028 | ~$6,641,863 | ~$6,587,785 | ~2.0465% | ~$134,818 | +34.2% |
| 2029 | ~$7,325,987 | ~$7,246,563 | ~2.0465% | ~$148,300 | +48.0% |
| 2030 | ~$8,080,577 | ~$7,971,219 | ~2.0465% | ~$163,130 | +63.3% |
| 2026 | ~$5,657,287 | ~$5,444,450 | ~1.9977% | ~$108,762 | +14.3% |
| 2027 | ~$6,466,289 | ~$5,988,895 | ~1.9488% | ~$116,714 | +30.6% |
| 2028 | ~$7,390,980 | ~$6,587,785 | ~1.9000% | ~$125,169 | +49.3% |
| 2029 | ~$8,447,903 | ~$7,246,563 | ~1.8512% | ~$134,148 | +70.7% |
| 2030 | ~$9,655,968 | ~$7,971,219 | ~1.8024% | ~$143,671 | +95.1% |
In 2025, this property's market value of $4,949,500 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 10× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $4,949,500 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $4,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $3,700,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $3,306,500 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,112,000 | $300,453 | $376,850 | $539,896 | ↑ 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.