2404 RIO GRANDE ST TX 78705
| Owner | ADAMS ELIZABETH P ETAL |
|---|---|
| Parcel ID | 0214010812 |
| Short ID | 206605 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 4,442 SF |
| Land SF | 14,136 SF |
| Acres | 0.325 |
| Year Built | 1911 |
| Legal | N76 FT OF LOT 2 OLT 47 DIVISION D |
| Neighborhood | 59CEN |
| Land | $2,120,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,120,400 |
| Improvement | $128,728 |
|---|---|
| Total Improvement | $128,728 |
| Market | $2,249,128 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,249,128 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,249,128 |
| Exemptions (−) (HT) | −$594,464 |
|---|---|
| Taxable Value | $1,654,664 |
Appreciation: Market value has risen +13.2% from $1,987,034 (2021) to $2,249,128 (2025), a CAGR of 3.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $33,862. Austin ISD is the largest single contributor, at 48.5% 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 94% of market value ($2,120,400 land vs $128,728 improvements), about $150/SF of land. With value concentrated in the land under a ~115-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 $2,249,128, 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 +3.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,625,882 by 2030, with an estimated annual tax burden around $49,465. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,812 SF | ✗ |
| 2ND | 2nd Floor | 2,326 SF | ✓ |
| 1ST | 1st Floor | 2,116 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 600 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 224 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 196 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 120 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 589 | STORAGE ATT FV | 1 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% | $18,058.94 | $18,058.94 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,670.72 | $8,670.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,218.97 | $6,218.97 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,325.60 | $2,325.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,952.88 | $1,952.88 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $37,227.11 | $37,227.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,298,990 | $2,249,128 | +46.7% |
| Assessed Value | $2,698,954 | $2,249,128 | +20.0% |
| Land Value | $2,120,400 | $2,120,400 | +0.0% |
| Improvement Value | $1,178,590 | $128,728 | +815.6% |
| Taxable Value | $2,698,954 | $1,654,664 | +63.1% |
| Exemptions | — | HT | |
| HS Cap Loss | -$600,036 | — | |
| Total Tax 2026 = estimate |
~$55,234
Estimated
|
~$37,227
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,625,264 | $3,298,990 | -326,274 (-9.0%) |
| Taxable Value | $2,698,954 | $2,698,954 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,298,990 | $2,120,400 | $1,178,590 | −$600,036 | $2,698,954 | $2,698,954 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,249,128 | $2,120,400 | $128,728 | — | $2,249,128 | $1,654,664 | ~$37,227 | Partial |
| 2024 | $2,849,700 | — | — | −$729,300 | $2,120,400 | $— | $35,591 | Verified |
| 2023 | $2,041,500 | — | — | — | $2,120,400 ! | $— | $40,097 | Verified |
| 2022 | $1,936,371 | — | — | −$805,491 | $1,130,880 | $— | $30,149 | Verified |
| 2021 | $1,987,034 | — | — | −$856,154 | $1,130,880 | $— | $31,585 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +61.2% | +20.0% | 74.4% | Not available | Partial |
| 2025 | +2.2% | +2.2% | ~100% | Not available | Partial |
| 2024 | -27.4% | -27.4% | ~100% | 1.6200% | Verified |
| 2023 | +48.5% | +48.5% | ~100% | 1.3200% | Verified |
| 2022 | +5.4% | +5.4% | ~100% | 1.4800% | Verified |
| 2021 | base year | — | ~100% | 1.5900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +46.7% | +13.6% | -3.4% | +46.7% | 2026 | -21.1% | 2025 |
| Assessment Ratio | 81.8% | 79.2% | — | 103.9% | 2023 | 56.9% | 2021 |
| Effective Tax Rate (2025) | 1.6600% | 1.6600% | — | 1.6600% | 2025 | 1.6600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$37,227 | $34,930 | ~$48,097 | $40,097 | 2023 | $30,149 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,319,885 | ~$2,319,885 | ~2.0139% | ~$46,721 | +3.1% |
| 2027 | ~$2,392,867 | ~$2,392,867 | ~1.9814% | ~$47,412 | +6.4% |
| 2028 | ~$2,468,146 | ~$2,468,146 | ~1.9488% | ~$48,100 | +9.7% |
| 2029 | ~$2,545,793 | ~$2,545,793 | ~1.9163% | ~$48,785 | +13.2% |
| 2030 | ~$2,625,882 | ~$2,625,882 | ~1.8837% | ~$49,465 | +16.8% |
| 2026 | ~$2,274,902 | ~$2,274,902 | ~2.0465% | ~$46,556 | +1.1% |
| 2027 | ~$2,300,972 | ~$2,300,972 | ~2.0465% | ~$47,089 | +2.3% |
| 2028 | ~$2,327,340 | ~$2,327,340 | ~2.0465% | ~$47,629 | +3.5% |
| 2029 | ~$2,354,010 | ~$2,354,010 | ~2.0465% | ~$48,174 | +4.7% |
| 2030 | ~$2,380,986 | ~$2,380,986 | ~2.0465% | ~$48,727 | +5.9% |
| 2026 | ~$2,364,867 | ~$2,364,867 | ~1.9977% | ~$47,242 | +5.1% |
| 2027 | ~$2,486,562 | ~$2,486,562 | ~1.9488% | ~$48,459 | +10.6% |
| 2028 | ~$2,614,520 | ~$2,614,520 | ~1.9000% | ~$49,676 | +16.2% |
| 2029 | ~$2,749,062 | ~$2,749,062 | ~1.8512% | ~$50,890 | +22.2% |
| 2030 | ~$2,890,528 | ~$2,890,528 | ~1.8024% | ~$52,098 | +28.5% |
In 2025, this property's market value of $2,249,128 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +59% 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 | $2,249,128 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,849,700 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,041,500 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,936,371 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,987,034 | $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.