1304 RIO GRANDE ST TX 78701
| Owner | AUSTIN SPIRITS LLC & YING MCGUIRE |
|---|---|
| Parcel ID | 0210000607 |
| Short ID | 199638 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 5,022 SF |
| Land SF | 8,832 SF |
| Acres | 0.203 |
| Year Built | 1916 |
| Legal | S64' OF LOT 5&6 BLOCK 153 ORIGINAL CITY |
| Neighborhood | Z40005 |
| Land | $2,649,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,649,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,762,786 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,762,786 |
| Value Limitation Adjustment (−) (homestead cap) | −$116,694 |
| Net Appraised (assessed) | $1,646,092 |
| Exemptions (−) (HS) | −$152,940 |
|---|---|
| Taxable Value | $1,493,152 |
Appreciation: Market value has risen +167.5% from $659,000 (2021) to $1,762,786 (2025), a CAGR of 27.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. 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 $30,557. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,646,092) is $116,694 below market value, suggesting potential for an upward assessment in future years.
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 150% of market value ($2,649,600 land vs $0 improvements), about $300/SF of land. With value concentrated in the land under a ~110-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 $1,762,786, 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 +27.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,030,347 by 2030, with an estimated annual tax burden around $49,939. 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 |
|---|---|---|---|
| 2ND | 2nd Floor | 2,583 SF | ✓ |
| 1ST | 1st Floor | 2,439 SF | ✓ |
| 630 | PORCH CLOS FIN | 420 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 84 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 509 | CANOPY FV | 1 SF | ✗ |
Market value changed by 81% in 2022, 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% | $13,934.36 | $13,934.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,824.37 | $7,824.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,611.94 | $5,611.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,762.26 | $1,762.26 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,694.15 | $1,694.15 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $30,827.08 | $30,827.08 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,589,760 | $1,762,786 | -9.8% |
| Assessed Value | $1,589,760 | $1,646,092 | -3.4% |
| Land Value | $1,589,760 | $2,649,600 | -40.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,430,784 | $1,493,152 | -4.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$29,281
Estimated
|
~$30,827
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,762,786 | $1,589,760 | -173,026 (-9.8%) |
| Taxable Value | $1,554,329 | $1,430,784 | -123,545 (-7.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,589,760 | $1,589,760 | — | — | $1,589,760 | $1,430,784 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,762,786 | $2,649,600 | — | −$116,694 | $1,646,092 | $1,493,152 | ~$30,827 | Partial |
| 2024 | $1,762,673 | — | — | — | $1,762,786 ! | $— | $28,994 | Verified |
| 2023 | $1,895,321 | — | — | −$1,235,321 | $660,000 | $— | $25,438 | Verified |
| 2022 | $1,044,600 | — | — | −$384,600 | $660,000 | $— | $28,846 | Verified |
| 2021 | $659,000 | — | — | −$230,000 | $429,000 | $— | $21,544 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +4.6% | 97.7% | Not available | Partial |
| 2025 | +0.0% | +4.4% | 93.4% | Not available | Partial |
| 2024 | +0.0% | +4.2% | 89.4% | 1.6400% | Verified |
| 2023 | -7.0% | -0.6% | 85.8% | 1.4400% | Verified |
| 2022 | +81.4% ! | +45.7% | 80.3% | 1.5200% | Verified |
| 2021 | base year | — | ~100% | 3.2700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +68.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.8% | +24.6% | +30.7% | +81.4% | 2023 | -9.8% | 2026 |
| Assessment Ratio | 100.0% | 76.1% | — | 100.0% | 2024 | 34.8% | 2023 |
| Effective Tax Rate (2025) | 1.7500% | 1.7500% | — | 1.7500% | 2025 | 1.7500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$30,827 | $27,130 | ~$42,950 | $30,827 | 2025 | $21,544 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,254,385 | ~$1,810,701 | ~2.0139% | ~$36,466 | +27.9% |
| 2027 | ~$2,883,080 | ~$1,991,771 | ~1.9814% | ~$39,465 | +63.6% |
| 2028 | ~$3,687,103 | ~$2,190,948 | ~1.9488% | ~$42,698 | +109.2% |
| 2029 | ~$4,715,348 | ~$2,410,043 | ~1.9163% | ~$46,183 | +167.5% |
| 2030 | ~$6,030,347 | ~$2,651,048 | ~1.8837% | ~$49,939 | +242.1% |
| 2026 | ~$2,219,130 | ~$1,810,701 | ~2.0465% | ~$37,056 | +25.9% |
| 2027 | ~$2,793,610 | ~$1,991,771 | ~2.0465% | ~$40,761 | +58.5% |
| 2028 | ~$3,516,809 | ~$2,190,948 | ~2.0465% | ~$44,837 | +99.5% |
| 2029 | ~$4,427,228 | ~$2,410,043 | ~2.0465% | ~$49,321 | +151.1% |
| 2030 | ~$5,573,332 | ~$2,651,048 | ~2.0465% | ~$54,253 | +216.2% |
| 2026 | ~$2,289,641 | ~$1,810,701 | ~1.9977% | ~$36,172 | +29.9% |
| 2027 | ~$2,973,960 | ~$1,991,771 | ~1.9488% | ~$38,816 | +68.7% |
| 2028 | ~$3,862,807 | ~$2,190,948 | ~1.9000% | ~$41,628 | +119.1% |
| 2029 | ~$5,017,308 | ~$2,410,043 | ~1.8512% | ~$44,615 | +184.6% |
| 2030 | ~$6,516,863 | ~$2,651,048 | ~1.8024% | ~$47,782 | +269.7% |
In 2025, this property's market value of $1,762,786 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 3× 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 | $1,762,786 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,762,673 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,895,321 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,044,600 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $659,000 | $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.