2402 RIO GRANDE ST TX 78705
| Owner | SIGMA ALUMNI CORPORATION |
|---|---|
| Parcel ID | 0214010813 |
| Short ID | 206607 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 4,934 SF |
| Land SF | 9,263 SF |
| Acres | 0.213 |
| Year Built | 1964 |
| Legal | N12.9 FT OF LOT 1 & S36.9 FT OF LOT 2 OLT 47 DIVISION D |
| Neighborhood | 72004 |
| Land | $1,389,450 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,389,450 |
| Improvement | $395,033 |
|---|---|
| Total Improvement | $395,033 |
| Market | $1,784,483 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,784,483 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,784,483 |
| Taxable Value | $1,784,483 |
|---|
Appreciation: Market value has risen +97.5% from $903,703 (2021) to $1,784,483 (2025), a CAGR of 18.5% over 4 years. This is strong appreciation — well above typical inflation. 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 Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family 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 $36,519. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Multi-family residential. 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 78% of market value ($1,389,450 land vs $395,033 improvements), about $150/SF of land. With value concentrated in the land under a ~62-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 $1,784,483, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +18.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,177,061 by 2030, with an estimated annual tax burden around $54,137. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 3,454 SF | ✓ |
| 061C | CARPORT ATT 1ST COMM | 2,238 SF | ✗ |
| 1ST | 1st Floor | 1,480 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 474 SF | ✗ |
| 581C | STORAGE ATT COMM | 112 SF | ✓ |
| 512C | DECK UNCOVRED COMM | 98 SF | ✗ |
| 071 | OBS HEAT WALL | 25 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 2 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
| 531 | OBS FENCE | 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% | $16,510.04 | $16,510.04 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,350.99 | $9,350.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,706.89 | $6,706.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,106.10 | $2,106.10 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,845.16 | $1,845.16 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $36,519.18 | $36,519.18 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,784,483 | $1,784,483 | +0.0% |
| Assessed Value | $1,784,483 | $1,784,483 | +0.0% |
| Land Value | $1,389,450 | $1,389,450 | +0.0% |
| Improvement Value | $395,033 | $395,033 | +0.0% |
| Taxable Value | $1,784,483 | $1,784,483 | +0.0% |
| Total Tax 2026 = estimate |
~$36,519
Estimated
|
~$36,519
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,930,641 | $1,784,483 | -146,158 (-7.6%) |
| Taxable Value | $1,930,641 | $1,784,483 | -146,158 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,784,483 | $1,389,450 | $395,033 | — | $1,784,483 | $1,784,483 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,784,483 | $1,389,450 | $395,033 | — | $1,784,483 | $1,784,483 | ~$36,519 | Partial |
| 2024 | $1,632,115 | — | — | −$242,665 | $1,389,450 | $— | $33,446 | Verified |
| 2023 | $1,036,589 | — | — | — | $1,389,450 ! | $— | $29,529 | Verified |
| 2022 | $993,893 | — | — | −$252,853 | $741,040 | $— | $20,472 | Verified |
| 2021 | $903,703 | — | — | −$162,663 | $741,040 | $— | $21,634 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.2% | +8.2% | ~100% | Not available | Partial |
| 2025 | +5.7% | +5.7% | ~100% | Not available | Partial |
| 2024 | +3.4% | +3.4% | ~100% | 1.9800% | Verified |
| 2023 | +57.5% | +57.5% | ~100% | 1.8100% | Verified |
| 2022 | +4.3% | +4.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +79.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +16.2% | +18.5% | +57.5% | 2024 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 96.0% | — | 134.0% | 2023 | 74.6% | 2022 |
| 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 |
$36,519 | $28,320 | ~$46,561 | $36,519 | 2025 | $20,472 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,115,359 | ~$1,962,931 | ~2.0139% | ~$39,532 | +18.5% |
| 2027 | ~$2,507,586 | ~$2,159,224 | ~1.9814% | ~$42,783 | +40.5% |
| 2028 | ~$2,972,538 | ~$2,375,147 | ~1.9488% | ~$46,288 | +66.6% |
| 2029 | ~$3,523,701 | ~$2,612,662 | ~1.9163% | ~$50,066 | +97.5% |
| 2030 | ~$4,177,061 | ~$2,873,928 | ~1.8837% | ~$54,137 | +134.1% |
| 2026 | ~$2,079,669 | ~$1,962,931 | ~2.0465% | ~$40,171 | +16.5% |
| 2027 | ~$2,423,685 | ~$2,159,224 | ~2.0465% | ~$44,188 | +35.8% |
| 2028 | ~$2,824,607 | ~$2,375,147 | ~2.0465% | ~$48,607 | +58.3% |
| 2029 | ~$3,291,849 | ~$2,612,662 | ~2.0465% | ~$53,468 | +84.5% |
| 2030 | ~$3,836,382 | ~$2,873,928 | ~2.0465% | ~$58,815 | +115.0% |
| 2026 | ~$2,151,049 | ~$1,962,931 | ~1.9977% | ~$39,213 | +20.5% |
| 2027 | ~$2,592,914 | ~$2,159,224 | ~1.9488% | ~$42,080 | +45.3% |
| 2028 | ~$3,125,546 | ~$2,375,147 | ~1.9000% | ~$45,128 | +75.2% |
| 2029 | ~$3,767,591 | ~$2,612,662 | ~1.8512% | ~$48,365 | +111.1% |
| 2030 | ~$4,541,523 | ~$2,873,928 | ~1.8024% | ~$51,799 | +154.5% |
In 2025, this property's market value of $1,784,483 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 3× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $1,784,483 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,632,115 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,036,589 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $993,893 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $903,703 | $300,453 | $376,850 | $539,896 | ↑ 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.