1806 RIO GRANDE ST TX 78701
| Owner | GADDIS REAL PROPERTY HOLDINGS LLC |
|---|---|
| Parcel ID | 0211010304 |
| Short ID | 202007 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 11,452 SF |
| Land SF | 23,740 SF |
| Acres | 0.545 |
| Year Built | 1920 |
| Legal | CEN 168.5 FT OF E 138 FT & 10 FT X 105.5 FT OF OLT 19 DIVISION E |
| Neighborhood | 59CBD |
| Land | $2,374,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,374,000 |
| Improvement | $1,962,863 |
|---|---|
| Total Improvement | $1,962,863 |
| Market | $4,336,863 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,336,863 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,336,863 |
| Exemptions (−) (HT) | −$1,574,932 |
|---|---|
| Taxable Value | $2,761,931 |
Appreciation: Market value has fallen -17.6% from $5,260,349 (2021) to $4,336,863 (2025), a CAGR of -4.7% over 4 years. Growth has been relatively flat for this asset class. 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 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 $56,523. Austin ISD is the largest single contributor, at 50.2% 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 55% of market value ($2,374,000 land vs $1,962,863 improvements), about $100/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $4,336,863, 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 -4.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,407,039 by 2030, with an estimated annual tax burden around $64,180. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 11,452 SF | ✗ |
| 2ND | 2nd Floor | 4,376 SF | ✓ |
| 1ST | 1st Floor | 4,171 SF | ✓ |
| 551 | PAVED AREA | 3,000 SF | ✗ |
| FBSMT | Finished Basement | 2,185 SF | ✓ |
| 3RD | 3rd Floor | 720 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 606 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 471 SF | ✗ |
| 061C | CARPORT ATT 1ST COMM | 270 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 135 SF | ✗ |
| 522C | FIREPLACE COMM | 2 SF | ✓ |
Market value changed by 142% 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% | $32,839.03 | $32,839.03 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,472.99 | $14,472.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,380.58 | $10,380.58 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,484.32 | $4,484.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,259.71 | $3,259.71 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $65,436.63 | $65,436.63 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,630,720 | $4,336,863 | +29.8% |
| Assessed Value | $5,204,236 | $4,336,863 | +20.0% |
| Land Value | $4,748,000 | $2,374,000 | +100.0% |
| Improvement Value | $882,720 | $1,962,863 | -55.0% |
| Taxable Value | $3,191,631 | $2,761,931 | +15.6% |
| Exemptions | HT | HT | |
| HS Cap Loss | -$426,484 | — | |
| Total Tax 2026 = estimate |
~$65,316
Estimated
|
~$65,437
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $10,478,858 | $5,630,720 | -4,848,138 (-46.3%) |
| Taxable Value | $3,191,631 | $3,191,631 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,630,720 | $4,748,000 | $882,720 | −$426,484 | $5,204,236 | $3,191,631 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,336,863 | $2,374,000 | $1,962,863 | — | $4,336,863 | $2,761,931 | ~$65,437 | Partial |
| 2024 | $4,489,826 | — | — | −$2,115,826 | $2,374,000 | $— | $65,773 | Verified |
| 2023 | $4,432,600 | — | — | −$2,058,600 | $2,374,000 | $— | $60,079 | Verified |
| 2022 | $5,082,457 | — | — | −$2,708,457 | $2,374,000 | $— | $65,180 | Verified |
| 2021 | $5,260,349 | — | — | −$2,886,349 | $2,374,000 | $— | $80,614 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +141.6% ! | +20.0% | 49.7% | Not available | Partial |
| 2025 | -3.4% | -3.4% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.4600% | Verified |
| 2023 | +1.3% | +1.3% | ~100% | 1.3400% | Verified |
| 2022 | -12.8% | -12.8% | ~100% | 1.4700% | Verified |
| 2021 | base year | — | ~100% | 1.5300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -14.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +29.8% | +2.3% | -9.1% | +29.8% | 2026 | -12.8% | 2023 |
| Assessment Ratio | 92.4% | 65.1% | — | 100.0% | 2025 | 45.1% | 2021 |
| Effective Tax Rate (2025) | 1.5100% | 1.5100% | — | 1.5100% | 2025 | 1.5100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$65,437 | $67,416 | ~$73,415 | $80,614 | 2021 | $60,079 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,132,530 | ~$4,132,530 | ~2.0139% | ~$83,227 | -4.7% |
| 2027 | ~$3,937,824 | ~$3,937,824 | ~1.9814% | ~$78,024 | -9.2% |
| 2028 | ~$3,752,291 | ~$3,752,291 | ~1.9488% | ~$73,126 | -13.5% |
| 2029 | ~$3,575,501 | ~$3,575,501 | ~1.9163% | ~$68,517 | -17.6% |
| 2030 | ~$3,407,039 | ~$3,407,039 | ~1.8837% | ~$64,180 | -21.4% |
| 2026 | ~$4,120,020 | ~$4,120,020 | ~2.0465% | ~$84,316 | -5.0% |
| 2027 | ~$3,914,019 | ~$3,914,019 | ~2.0465% | ~$80,100 | -9.7% |
| 2028 | ~$3,718,318 | ~$3,718,318 | ~2.0465% | ~$76,095 | -14.3% |
| 2029 | ~$3,532,402 | ~$3,532,402 | ~2.0465% | ~$72,290 | -18.5% |
| 2030 | ~$3,355,782 | ~$3,355,782 | ~2.0465% | ~$68,676 | -22.6% |
| 2026 | ~$4,219,267 | ~$4,219,267 | ~1.9977% | ~$84,287 | -2.7% |
| 2027 | ~$4,104,860 | ~$4,104,860 | ~1.9488% | ~$79,997 | -5.3% |
| 2028 | ~$3,993,555 | ~$3,993,555 | ~1.9000% | ~$75,878 | -7.9% |
| 2029 | ~$3,885,268 | ~$3,885,268 | ~1.8512% | ~$71,924 | -10.4% |
| 2030 | ~$3,779,917 | ~$3,779,917 | ~1.8024% | ~$68,128 | -12.8% |
In 2025, this property's market value of $4,336,863 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,336,863 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,489,826 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,432,600 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $5,082,457 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $5,260,349 | $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.