1301 RIO GRANDE ST TX 78701
| Owner | LLL PROPERTIES LTD |
|---|---|
| Parcel ID | 0210020110 |
| Short ID | 199686 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,537 SF |
| Land SF | 8,832 SF |
| Acres | 0.203 |
| Year Built | 1885 |
| Legal | LOT 1 BLOCK 154 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $2,649,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,649,600 |
| Improvement | $1 |
|---|---|
| Total Improvement | $1 |
| Market | $2,649,601 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,649,601 |
| Value Limitation Adjustment (−) (homestead cap) | −$665,281 |
| Net Appraised (assessed) | $1,984,320 |
| Taxable Value | $1,984,320 |
|---|
Appreciation: Market value has risen +100.0% from $1,324,801 (2021) to $2,649,601 (2025), a CAGR of 18.9% 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 $40,609. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,984,320) is $665,281 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 100% of market value ($2,649,600 land vs $1 improvements), about $300/SF of land. With value concentrated in the land under a ~141-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 $2,649,601, 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 +18.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,301,846 by 2030, with an estimated annual tax burden around $60,200. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 1,930 SF | ✗ |
| 1ST | 1st Floor | 1,537 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,537 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 108 SF | ✗ |
| 631C | PORCH CLOS UNFIN COMM | 35 SF | ✓ |
Market value changed by 102% in 2024, 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% | $18,358.93 | $18,358.93 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,398.17 | $10,398.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,457.97 | $7,457.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,341.95 | $2,341.95 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,051.79 | $2,051.79 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $40,608.81 | $40,608.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,898,804 | $2,649,601 | -28.3% |
| Assessed Value | $1,898,804 | $1,984,320 | -4.3% |
| Land Value | $1,766,400 | $2,649,600 | -33.3% |
| Improvement Value | $132,404 | $1 | +13240300.0% |
| Taxable Value | $1,898,804 | $1,984,320 | -4.3% |
| Total Tax 2026 = estimate |
~$38,859
Estimated
|
~$40,609
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,086,598 | $1,898,804 | -187,794 (-9.0%) |
| Taxable Value | $2,086,598 | $1,898,804 | -187,794 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,898,804 | $1,766,400 | $132,404 | — | $1,898,804 | $1,898,804 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,649,601 | $2,649,600 | $1 | −$665,281 | $1,984,320 | $1,984,320 | ~$40,609 | Partial |
| 2024 | $1,378,000 | — | — | — | $2,649,600 ! | $— | $32,771 | Verified |
| 2023 | $1,377,669 | — | — | −$52,869 | $1,324,800 | $— | $24,931 | Verified |
| 2022 | $1,412,395 | — | — | −$87,595 | $1,324,800 | $— | $27,208 | Verified |
| 2021 | $1,324,801 | — | — | −$1 | $1,324,800 | $— | $30,743 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -21.2% | +5.2% | ~100% | Not available | Partial |
| 2025 | -4.8% | +20.0% | 74.9% | Not available | Partial |
| 2024 | +102.0% ! | +20.0% | 59.4% | 1.1800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | -7.1% | -7.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +78.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -28.3% | +13.6% | +28.3% | +92.3% | 2025 | -28.3% | 2026 |
| Assessment Ratio | 100.0% | 109.5% | — | 192.3% | 2024 | 74.9% | 2025 |
| Effective Tax Rate (2025) | 1.5300% | 1.5300% | — | 1.5300% | 2025 | 1.5300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$40,609 | $31,253 | ~$51,775 | $40,609 | 2025 | $24,931 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,150,924 | ~$2,182,752 | ~2.0139% | ~$43,959 | +18.9% |
| 2027 | ~$3,747,101 | ~$2,401,027 | ~1.9814% | ~$47,574 | +41.4% |
| 2028 | ~$4,456,079 | ~$2,641,130 | ~1.9488% | ~$51,471 | +68.2% |
| 2029 | ~$5,299,200 | ~$2,905,243 | ~1.9163% | ~$55,673 | +100.0% |
| 2030 | ~$6,301,846 | ~$3,195,767 | ~1.8837% | ~$60,200 | +137.8% |
| 2026 | ~$3,097,932 | ~$2,182,752 | ~2.0465% | ~$44,670 | +16.9% |
| 2027 | ~$3,622,124 | ~$2,401,027 | ~2.0465% | ~$49,137 | +36.7% |
| 2028 | ~$4,235,013 | ~$2,641,130 | ~2.0465% | ~$54,050 | +59.8% |
| 2029 | ~$4,951,606 | ~$2,905,243 | ~2.0465% | ~$59,455 | +86.9% |
| 2030 | ~$5,789,453 | ~$3,195,767 | ~2.0465% | ~$65,401 | +118.5% |
| 2026 | ~$3,203,916 | ~$2,182,752 | ~1.9977% | ~$43,604 | +20.9% |
| 2027 | ~$3,874,198 | ~$2,401,027 | ~1.9488% | ~$46,792 | +46.2% |
| 2028 | ~$4,684,707 | ~$2,641,130 | ~1.9000% | ~$50,182 | +76.8% |
| 2029 | ~$5,664,781 | ~$2,905,243 | ~1.8512% | ~$53,782 | +113.8% |
| 2030 | ~$6,849,892 | ~$3,195,767 | ~1.8024% | ~$57,600 | +158.5% |
In 2025, this property's market value of $2,649,601 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +87% 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 | $2,649,601 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,378,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,377,669 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,412,395 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,324,801 | $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.