2400 RIO GRANDE ST TX 78705
| Owner | CAPS REAL ESTATE HOLDINGS LLC |
|---|---|
| Parcel ID | 0214010814 |
| Short ID | 206608 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 4,000 SF |
| Land SF | 13,600 SF |
| Acres | 0.312 |
| Year Built | 1981 |
| Legal | E136 FT OF S100 FT OF LOT 1 OLT 47 DIVISION D |
| Neighborhood | 48CEN |
| Land | $2,040,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,040,000 |
| Improvement | $426,436 |
|---|---|
| Total Improvement | $426,436 |
| Market | $2,466,436 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,466,436 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,466,436 |
| Taxable Value | $2,466,436 |
|---|
Appreciation: Market value has risen +77.3% from $1,390,961 (2021) to $2,466,436 (2025), a CAGR of 15.4% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $50,475. 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 83% of market value ($2,040,000 land vs $426,436 improvements), about $150/SF of land. With value concentrated in the land under a ~45-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 $2,466,436, 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 +15.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,046,770 by 2030, with an estimated annual tax burden around $74,826. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,350 SF | ✗ |
| 1ST | 1st Floor | 4,000 SF | ✓ |
| 501 | CANOPY | 975 SF | ✗ |
| 611 | TERRACE | 495 SF | ✗ |
| 482 | LIGHT POLES | 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% | $22,819.47 | $22,819.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,924.54 | $12,924.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,269.98 | $9,269.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,910.96 | $2,910.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,550.29 | $2,550.29 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $50,475.24 | $50,475.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,495,266 | $2,466,436 | +1.2% |
| Assessed Value | $2,495,266 | $2,466,436 | +1.2% |
| Land Value | $2,040,000 | $2,040,000 | +0.0% |
| Improvement Value | $455,266 | $426,436 | +6.8% |
| Taxable Value | $2,495,266 | $2,466,436 | +1.2% |
| Total Tax 2026 = estimate |
~$51,065
Estimated
|
~$50,475
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,495,266 | $2,495,266 | +0 (+0.0%) |
| Taxable Value | $2,495,266 | $2,495,266 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,495,266 | $2,040,000 | $455,266 | — | $2,495,266 | $2,495,266 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,466,436 | $2,040,000 | $426,436 | — | $2,466,436 | $2,466,436 | ~$50,475 | Partial |
| 2024 | $2,291,336 | — | — | −$251,336 | $2,040,000 | $— | $45,433 | Verified |
| 2023 | $1,870,714 | — | — | — | $2,040,000 ! | $— | $41,456 | Verified |
| 2022 | $1,394,714 | — | — | — | $1,632,000 ! | $— | $36,945 | Verified |
| 2021 | $1,390,961 | — | — | −$302,961 | $1,088,000 | $— | $30,358 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.2% | +1.2% | ~100% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | +7.6% | +7.6% | ~100% | 1.8400% | Verified |
| 2023 | +22.5% | +22.5% | ~100% | 1.8100% | Verified |
| 2022 | +34.1% | +34.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +76.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.2% | +13.1% | +15.1% | +34.1% | 2023 | +0.3% | 2022 |
| Assessment Ratio | 100.0% | 98.9% | — | 117.0% | 2022 | 78.2% | 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 |
$50,475 | $40,934 | ~$64,355 | $50,475 | 2025 | $30,358 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,846,155 | ~$2,713,080 | ~2.0139% | ~$54,640 | +15.4% |
| 2027 | ~$3,284,334 | ~$2,984,388 | ~1.9814% | ~$59,132 | +33.2% |
| 2028 | ~$3,789,972 | ~$3,282,826 | ~1.9488% | ~$63,977 | +53.7% |
| 2029 | ~$4,373,456 | ~$3,611,109 | ~1.9163% | ~$69,199 | +77.3% |
| 2030 | ~$5,046,770 | ~$3,972,220 | ~1.8837% | ~$74,826 | +104.6% |
| 2026 | ~$2,796,826 | ~$2,713,080 | ~2.0465% | ~$55,523 | +13.4% |
| 2027 | ~$3,171,474 | ~$2,984,388 | ~2.0465% | ~$61,075 | +28.6% |
| 2028 | ~$3,596,308 | ~$3,282,826 | ~2.0465% | ~$67,183 | +45.8% |
| 2029 | ~$4,078,050 | ~$3,611,109 | ~2.0465% | ~$73,901 | +65.3% |
| 2030 | ~$4,624,323 | ~$3,972,220 | ~2.0465% | ~$81,291 | +87.5% |
| 2026 | ~$2,895,484 | ~$2,713,080 | ~1.9977% | ~$54,198 | +17.4% |
| 2027 | ~$3,399,167 | ~$2,984,388 | ~1.9488% | ~$58,161 | +37.8% |
| 2028 | ~$3,990,467 | ~$3,282,826 | ~1.9000% | ~$62,374 | +61.8% |
| 2029 | ~$4,684,628 | ~$3,611,109 | ~1.8512% | ~$66,849 | +89.9% |
| 2030 | ~$5,499,540 | ~$3,972,220 | ~1.8024% | ~$71,594 | +123.0% |
In 2025, this property's market value of $2,466,436 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +74% 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 | $2,466,436 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,291,336 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,870,714 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,394,714 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,390,961 | $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.