2112 RIO GRANDE ST AUSTIN, TX 78705
| Owner | 2112 RIO GRANDE LLC |
|---|---|
| Parcel ID | 0212010903 |
| Short ID | 203655 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 5,720 SF |
| Land SF | 19,809 SF |
| Acres | 0.455 |
| Year Built | 1900 |
| Legal | LOT A HARDINS NO 4 |
| Neighborhood | 59CEN |
| Land | $2,971,350 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,971,350 |
| Improvement | $371,293 |
|---|---|
| Total Improvement | $371,293 |
| Market | $3,342,643 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,342,643 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,342,643 |
| Exemptions (−) (HT) | −$928,485 |
|---|---|
| Taxable Value | $2,414,158 |
Appreciation: Market value has risen +26.8% from $2,635,318 (2021) to $3,342,643 (2025), a CAGR of 6.1% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 $49,405. Austin ISD is the largest single contributor, at 48.7% 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 89% of market value ($2,971,350 land vs $371,293 improvements), about $150/SF of land. With value concentrated in the land under a ~126-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 $3,342,643, 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 +6.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,499,468 by 2030, with an estimated annual tax burden around $84,758. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,500 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 5,720 SF | ✗ |
| 2ND | 2nd Floor | 3,090 SF | ✓ |
| 1ST | 1st Floor | 2,630 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 460 SF | ✗ |
| UBSMT | Unfinished Basement | 336 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522C | FIREPLACE COMM | 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% | $26,630.97 | $26,630.97 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,650.60 | $12,650.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,073.49 | $9,073.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,456.29 | $3,456.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,849.26 | $2,849.26 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $54,660.61 | $54,660.61 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,158,000 | $3,342,643 | +24.4% |
| Assessed Value | $4,011,172 | $3,342,643 | +20.0% |
| Land Value | $2,971,350 | $2,971,350 | +0.0% |
| Improvement Value | $1,186,650 | $371,293 | +219.6% |
| Taxable Value | $2,585,741 | $2,414,158 | +7.1% |
| Exemptions | HT | HT | |
| HS Cap Loss | -$146,828 | — | |
| Total Tax 2026 = estimate |
~$52,917
Estimated
|
~$54,661
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,135,953 | $4,158,000 | -977,953 (-19.0%) |
| Taxable Value | $2,585,741 | $2,585,741 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,158,000 | $2,971,350 | $1,186,650 | −$146,828 | $4,011,172 | $2,585,741 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,342,643 | $2,971,350 | $371,293 | — | $3,342,643 | $2,414,158 | ~$54,661 | Partial |
| 2024 | $4,051,980 | — | — | −$1,080,630 | $2,971,350 | $— | $58,152 | Verified |
| 2023 | $2,665,353 | — | — | — | $2,971,350 ! | $— | $56,874 | Verified |
| 2022 | $2,573,116 | — | — | −$988,396 | $1,584,720 | $— | $39,734 | Verified |
| 2021 | $2,635,318 | — | — | −$1,050,598 | $1,584,720 | $— | $42,288 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +53.6% | +20.0% | 78.1% | Not available | Partial |
| 2025 | -10.4% | -10.4% | ~100% | Not available | Partial |
| 2024 | -13.0% | -13.0% | ~100% | 1.5600% | Verified |
| 2023 | +60.8% | +60.8% | ~100% | 1.3300% | Verified |
| 2022 | +3.6% | +3.6% | ~100% | 1.4900% | Verified |
| 2021 | base year | — | ~100% | 1.6000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +24.4% | +12.0% | +2.0% | +52.0% | 2024 | -17.5% | 2025 |
| Assessment Ratio | 96.5% | 83.8% | — | 111.5% | 2023 | 60.1% | 2021 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$54,661 | $50,342 | ~$77,979 | $58,152 | 2024 | $39,734 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,547,352 | ~$3,547,352 | ~2.0139% | ~$71,441 | +6.1% |
| 2027 | ~$3,764,597 | ~$3,764,597 | ~1.9814% | ~$74,591 | +12.6% |
| 2028 | ~$3,995,147 | ~$3,995,147 | ~1.9488% | ~$77,859 | +19.5% |
| 2029 | ~$4,239,816 | ~$4,239,816 | ~1.9163% | ~$81,247 | +26.8% |
| 2030 | ~$4,499,468 | ~$4,499,468 | ~1.8837% | ~$84,758 | +34.6% |
| 2026 | ~$3,480,499 | ~$3,480,499 | ~2.0465% | ~$71,228 | +4.1% |
| 2027 | ~$3,624,040 | ~$3,624,040 | ~2.0465% | ~$74,165 | +8.4% |
| 2028 | ~$3,773,501 | ~$3,773,501 | ~2.0465% | ~$77,224 | +12.9% |
| 2029 | ~$3,929,126 | ~$3,929,126 | ~2.0465% | ~$80,409 | +17.5% |
| 2030 | ~$4,091,169 | ~$4,091,169 | ~2.0465% | ~$83,725 | +22.4% |
| 2026 | ~$3,614,204 | ~$3,614,204 | ~1.9977% | ~$72,200 | +8.1% |
| 2027 | ~$3,907,828 | ~$3,907,828 | ~1.9488% | ~$76,157 | +16.9% |
| 2028 | ~$4,225,306 | ~$4,225,306 | ~1.9000% | ~$80,282 | +26.4% |
| 2029 | ~$4,568,576 | ~$4,568,576 | ~1.8512% | ~$84,573 | +36.7% |
| 2030 | ~$4,939,735 | ~$4,939,735 | ~1.8024% | ~$89,032 | +47.8% |
In 2025, this property's market value of $3,342,643 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +136% 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 | $3,342,643 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $4,051,980 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,665,353 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,573,116 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,635,318 | $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.