2301 RIO GRANDE ST TX 78705
| Owner | 706 W 34TH LLC |
|---|---|
| Parcel ID | 0214011505 |
| Short ID | 206714 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 4,750 SF |
| Land SF | 8,540 SF |
| Acres | 0.196 |
| Year Built | 1920 |
| Legal | LOT 6 OLT 37 DIV D HORSTS LOUIS SUBD |
| Neighborhood | 05WC |
| Land | $1,921,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,921,500 |
| Improvement | $48,508 |
|---|---|
| Total Improvement | $48,508 |
| Market | $1,970,008 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,970,008 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,970,008 |
| Taxable Value | $1,970,008 |
|---|
Appreciation: Market value has risen +72.8% from $1,140,000 (2021) to $1,970,008 (2025), a CAGR of 14.7% 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 $40,316. 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 98% of market value ($1,921,500 land vs $48,508 improvements), about $225/SF of land. With value concentrated in the land under a ~106-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 $1,970,008, 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 +14.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,903,210 by 2030, with an estimated annual tax burden around $59,766. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,384 SF | ✓ |
| 2ND | 2nd Floor | 2,366 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 119 SF | ✗ |
| SO | Sketch Only | 79 SF | ✗ |
| 251 | BATHROOM | 6 SF | ✓ |
| 531 | OBS FENCE | 2 SF | ✗ |
| 413 | STAIRWAY EXT | 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% | $16,605.05 | $16,605.05 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,404.81 | $9,404.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,745.49 | $6,745.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,118.22 | $2,118.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,855.77 | $1,855.77 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $36,729.34 | $36,729.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,845,279 | $1,970,008 | -6.3% |
| Assessed Value | $1,845,279 | $1,970,008 | -6.3% |
| Land Value | $1,921,500 | $1,921,500 | +0.0% |
| Improvement Value | — | $48,508 | — |
| Taxable Value | $1,845,279 | $1,970,008 | -6.3% |
| Total Tax 2026 = estimate |
~$37,763
Estimated
|
~$36,729
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,972,027 | $1,845,279 | -126,748 (-6.4%) |
| Taxable Value | $1,972,027 | $1,845,279 | -126,748 (-6.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,845,279 | $1,921,500 | — | — | $1,845,279 | $1,845,279 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,970,008 | $1,921,500 | $48,508 | — | $1,970,008 | $1,970,008 | ~$36,729 | Partial |
| 2024 | $1,746,244 | — | — | — | $1,746,244 | $— | $34,607 | Verified |
| 2023 | $1,187,500 | — | — | — | $1,746,244 ! | $— | $31,594 | Verified |
| 2022 | $1,140,000 | — | — | −$371,400 | $768,600 | $— | $23,452 | Verified |
| 2021 | $1,140,000 | — | — | −$371,400 | $768,600 | $— | $24,814 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | -2.3% | -2.3% | ~100% | Not available | Partial |
| 2024 | +15.5% | +15.5% | ~100% | 1.7200% | Verified |
| 2023 | +47.1% | +47.1% | ~100% | 1.8100% | Verified |
| 2022 | +4.2% | +4.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +72.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.3% | +11.6% | +16.2% | +47.1% | 2024 | -6.3% | 2026 |
| Assessment Ratio | 100.0% | 97.0% | — | 147.1% | 2023 | 67.4% | 2021 |
| Effective Tax Rate (2025) | 1.8600% | 1.8600% | — | 1.8600% | 2025 | 1.8600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$36,729 | $30,239 | ~$51,402 | $36,729 | 2025 | $23,452 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,258,701 | ~$2,167,009 | ~2.0139% | ~$43,642 | +14.7% |
| 2027 | ~$2,589,701 | ~$2,383,710 | ~1.9814% | ~$47,231 | +31.5% |
| 2028 | ~$2,969,206 | ~$2,622,081 | ~1.9488% | ~$51,100 | +50.7% |
| 2029 | ~$3,404,326 | ~$2,884,289 | ~1.9163% | ~$55,271 | +72.8% |
| 2030 | ~$3,903,210 | ~$3,172,718 | ~1.8837% | ~$59,766 | +98.1% |
| 2026 | ~$2,219,301 | ~$2,167,009 | ~2.0465% | ~$44,348 | +12.7% |
| 2027 | ~$2,500,141 | ~$2,383,710 | ~2.0465% | ~$48,782 | +26.9% |
| 2028 | ~$2,816,519 | ~$2,622,081 | ~2.0465% | ~$53,660 | +43.0% |
| 2029 | ~$3,172,933 | ~$2,884,289 | ~2.0465% | ~$59,027 | +61.1% |
| 2030 | ~$3,574,449 | ~$3,172,718 | ~2.0465% | ~$64,929 | +81.4% |
| 2026 | ~$2,298,101 | ~$2,167,009 | ~1.9977% | ~$43,290 | +16.7% |
| 2027 | ~$2,680,837 | ~$2,383,710 | ~1.9488% | ~$46,455 | +36.1% |
| 2028 | ~$3,127,314 | ~$2,622,081 | ~1.9000% | ~$49,820 | +58.7% |
| 2029 | ~$3,648,150 | ~$2,884,289 | ~1.8512% | ~$53,394 | +85.2% |
| 2030 | ~$4,255,728 | ~$3,172,718 | ~1.8024% | ~$57,184 | +116.0% |
In 2025, this property's market value of $1,970,008 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 4× 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 | $1,970,008 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,746,244 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,187,500 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,140,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,140,000 | $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.