1601 RIO GRANDE ST TX 78701
| Owner | 1601 RIO GRANDE OWNER LP |
|---|---|
| Parcel ID | 0210020410 |
| Short ID | 199700 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 25,687 SF |
| Land SF | 50,318 SF |
| Acres | 1.155 |
| Year Built | 1984 |
| Legal | LOT 1 REESE MORRIS M ADDN |
| Neighborhood | 51CBD |
| Land | $6,289,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,289,750 |
| Improvement | $7,015,445 |
|---|---|
| Total Improvement | $7,015,445 |
| Market | $13,305,195 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $13,305,195 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $13,305,195 |
| Taxable Value | $13,305,195 |
|---|
Appreciation: Market value has fallen -36.8% from $21,053,200 (2021) to $13,305,195 (2025), a CAGR of -10.8% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $272,289. Austin ISD is the largest single contributor, at 45.2% 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 47% of market value ($6,289,750 land vs $7,015,445 improvements), about $125/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $13,305,195, 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 -10.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,497,218 by 2030, with an estimated annual tax burden around $141,228. 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 |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 59,728 SF | ✗ |
| SO | Sketch Only | 54,210 SF | ✗ |
| 487 | PARKING UNDER | 52,266 SF | ✓ |
| 3RD | 3rd Floor | 24,678 SF | ✓ |
| 4TH | 4th Floor | 24,678 SF | ✓ |
| 551 | PAVED AREA | 12,035 SF | ✗ |
| 5TH | 5th Floor | 9,363 SF | ✓ |
| 511 | DECK | 1,896 SF | ✗ |
| 611 | TERRACE | 847 SF | ✗ |
| 2ND | 2nd Floor | 577 SF | ✓ |
| 1ST | 1st Floor | 432 SF | ✓ |
| 501 | CANOPY | 144 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% | $123,099.66 | $123,099.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $69,721.48 | $69,721.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $50,006.91 | $50,006.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $15,703.19 | $15,703.19 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $13,757.57 | $13,757.57 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $272,288.81 | $272,288.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $13,247,884 | $13,305,195 | -0.4% |
| Assessed Value | $13,247,884 | $13,305,195 | -0.4% |
| Land Value | $10,063,600 | $6,289,750 | +60.0% |
| Improvement Value | $3,184,284 | $7,015,445 | -54.6% |
| Taxable Value | $13,247,884 | $13,305,195 | -0.4% |
| Total Tax 2026 = estimate |
~$271,116
Estimated
|
~$272,289
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $13,247,884 | $13,247,884 | +0 (+0.0%) |
| Taxable Value | $13,247,884 | $13,247,884 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $13,247,884 | $10,063,600 | $3,184,284 | — | $13,247,884 | $13,247,884 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $13,305,195 | $6,289,750 | $7,015,445 | — | $13,305,195 | $13,305,195 | ~$272,289 | Partial |
| 2024 | $18,836,652 | — | — | −$12,546,902 | $6,289,750 | $— | $308,838 | Verified |
| 2023 | $20,133,265 | — | — | −$13,843,515 | $6,289,750 | $— | $340,802 | Verified |
| 2022 | $19,966,500 | — | — | −$13,676,750 | $6,289,750 | $— | $397,616 | Verified |
| 2021 | $21,053,200 | — | — | −$14,763,450 | $6,289,750 | $— | $434,607 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.4% | -0.4% | ~100% | Not available | Partial |
| 2025 | -14.6% | -14.6% | ~100% | Not available | Partial |
| 2024 | -17.3% | -17.3% | ~100% | 1.9800% | Verified |
| 2023 | -6.4% | -6.4% | ~100% | 1.8100% | Verified |
| 2022 | +0.8% | +0.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -33.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.4% | -8.1% | -10.8% | +0.8% | 2023 | -29.4% | 2025 |
| Assessment Ratio | 100.0% | 54.3% | — | 100.0% | 2025 | 29.9% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$272,289 | $350,830 | ~$186,929 | $434,607 | 2021 | $272,289 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$11,863,068 | ~$11,863,068 | ~2.0139% | ~$238,915 | -10.8% |
| 2027 | ~$10,577,251 | ~$10,577,251 | ~1.9814% | ~$209,576 | -20.5% |
| 2028 | ~$9,430,801 | ~$9,430,801 | ~1.9488% | ~$183,791 | -29.1% |
| 2029 | ~$8,408,613 | ~$8,408,613 | ~1.9163% | ~$161,133 | -36.8% |
| 2030 | ~$7,497,218 | ~$7,497,218 | ~1.8837% | ~$141,228 | -43.7% |
| 2026 | ~$12,639,935 | ~$12,639,935 | ~2.0465% | ~$258,674 | -5.0% |
| 2027 | ~$12,007,938 | ~$12,007,938 | ~2.0465% | ~$245,741 | -9.8% |
| 2028 | ~$11,407,542 | ~$11,407,542 | ~2.0465% | ~$233,454 | -14.3% |
| 2029 | ~$10,837,164 | ~$10,837,164 | ~2.0465% | ~$221,781 | -18.5% |
| 2030 | ~$10,295,306 | ~$10,295,306 | ~2.0465% | ~$210,692 | -22.6% |
| 2026 | ~$12,129,172 | ~$12,129,172 | ~1.9977% | ~$242,300 | -8.8% |
| 2027 | ~$11,057,096 | ~$11,057,096 | ~1.9488% | ~$215,485 | -16.9% |
| 2028 | ~$10,079,778 | ~$10,079,778 | ~1.9000% | ~$191,517 | -24.2% |
| 2029 | ~$9,188,844 | ~$9,188,844 | ~1.8512% | ~$170,103 | -30.9% |
| 2030 | ~$8,376,658 | ~$8,376,658 | ~1.8024% | ~$150,978 | -37.0% |
In 2025, this property's market value of $13,305,195 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 9× 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 | $13,305,195 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $18,836,652 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $20,133,265 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $19,966,500 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $21,053,200 | $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.