2704 RIO GRANDE ST TX 78705
| Owner | ORION AVICHI RIO WEST |
|---|---|
| Parcel ID | 0215020323 |
| Short ID | 208150 |
| Type | Real |
| Use Code | 07 Apartment 50–100 Units |
| Valuation | Income |
| Improvement SF | 29,788 SF |
| Land SF | 44,997 SF |
| Acres | 1.033 |
| Year Built | 2006 |
| Legal | 1.0329 AC OF OLT 64 DIVISION D |
| Neighborhood | 08WC |
| Land | $6,749,622 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,749,622 |
| Improvement | $25,920,378 |
|---|---|
| Total Improvement | $25,920,378 |
| Market | $32,670,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $32,670,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $32,670,000 |
| Taxable Value | $32,670,000 |
|---|
Appreciation: Market value has risen +16.3% from $28,100,000 (2021) to $32,670,000 (2025), a CAGR of 3.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 lagged 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 $668,587. 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 21% of market value ($6,749,622 land vs $25,920,378 improvements), about $150/SF of land. Most value sits in the improvements, so building condition, age (~20 yrs), and rent roll drive the underwriting.
Submarket Position: At $32,670,000, 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 +3.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $39,441,430 by 2030, with an estimated annual tax burden around $742,975. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 80,000 SF | ✓ |
| 4TH | 4th Floor | 28,000 SF | ✓ |
| 5TH | 5th Floor | 28,000 SF | ✓ |
| ADDL | Additional Floor | 28,000 SF | ✓ |
| 3RD | 3rd Floor | 26,256 SF | ✓ |
| 601 | POOL COMM'L | 2,000 SF | ✗ |
| MISC | Miscellaneous | 1,788 SF | ✓ |
| 1ST | 1st Floor | 1,766 SF | ✓ |
| 2ND | 2nd Floor | 1,766 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 276 | ELEVATOR COM PAS | 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% | $302,262.84 | $302,262.84 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $171,196.35 | $171,196.35 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $122,788.56 | $122,788.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $38,558.11 | $38,558.11 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $33,780.78 | $33,780.78 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $668,586.64 | $668,586.64 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $31,480,000 | $32,670,000 | -3.6% |
| Assessed Value | $31,480,000 | $32,670,000 | -3.6% |
| Land Value | $6,749,622 | $6,749,622 | +0.0% |
| Improvement Value | $24,730,378 | $25,920,378 | -4.6% |
| Taxable Value | $31,480,000 | $32,670,000 | -3.6% |
| Total Tax 2026 = estimate |
~$644,233
Estimated
|
~$668,587
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $32,016,343 | $31,480,000 | -536,343 (-1.7%) |
| Taxable Value | $32,016,343 | $31,480,000 | -536,343 (-1.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $31,480,000 | $6,749,622 | $24,730,378 | — | $31,480,000 | $31,480,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $32,670,000 | $6,749,622 | $25,920,378 | — | $32,670,000 | $32,670,000 | ~$668,587 | Partial |
| 2024 | $35,500,000 | — | — | −$28,750,378 | $6,749,622 | $— | $634,909 | Verified |
| 2023 | $35,220,000 | — | — | −$28,470,378 | $6,749,622 | $— | $599,517 | Verified |
| 2022 | $28,100,000 | — | — | −$21,350,378 | $6,749,622 | $— | $662,190 | Verified |
| 2021 | $28,100,000 | — | — | −$21,353,900 | $6,746,100 | $— | $611,647 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.0% | -2.0% | ~100% | Not available | Partial |
| 2025 | -1.3% | -1.3% | ~100% | Not available | Partial |
| 2024 | -10.8% | -10.8% | ~100% | 1.9200% | Verified |
| 2023 | +5.3% | +5.3% | ~100% | 1.6200% | Verified |
| 2022 | +25.3% | +25.3% | ~100% | 1.8800% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.6% | +2.9% | +4.6% | +25.3% | 2023 | -8.0% | 2025 |
| Assessment Ratio | 100.0% | 47.7% | — | 100.0% | 2025 | 19.0% | 2024 |
| 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 |
$668,587 | $635,370 | ~$712,979 | $668,587 | 2025 | $599,517 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$33,924,217 | ~$33,924,217 | ~2.0139% | ~$683,212 | +3.8% |
| 2027 | ~$35,226,585 | ~$35,226,585 | ~1.9814% | ~$697,975 | +7.8% |
| 2028 | ~$36,578,951 | ~$36,578,951 | ~1.9488% | ~$712,865 | +12.0% |
| 2029 | ~$37,983,235 | ~$37,983,235 | ~1.9163% | ~$727,869 | +16.3% |
| 2030 | ~$39,441,430 | ~$39,441,430 | ~1.8837% | ~$742,975 | +20.7% |
| 2026 | ~$33,270,817 | ~$33,270,817 | ~2.0465% | ~$680,882 | +1.8% |
| 2027 | ~$33,882,684 | ~$33,882,684 | ~2.0465% | ~$693,404 | +3.7% |
| 2028 | ~$34,505,803 | ~$34,505,803 | ~2.0465% | ~$706,156 | +5.6% |
| 2029 | ~$35,140,382 | ~$35,140,382 | ~2.0465% | ~$719,143 | +7.6% |
| 2030 | ~$35,786,631 | ~$35,786,631 | ~2.0465% | ~$732,368 | +9.5% |
| 2026 | ~$34,577,617 | ~$34,577,617 | ~1.9977% | ~$690,744 | +5.8% |
| 2027 | ~$36,596,622 | ~$36,596,622 | ~1.9488% | ~$713,209 | +12.0% |
| 2028 | ~$38,733,516 | ~$38,733,516 | ~1.9000% | ~$735,943 | +18.6% |
| 2029 | ~$40,995,186 | ~$40,995,186 | ~1.8512% | ~$758,900 | +25.5% |
| 2030 | ~$43,388,915 | ~$43,388,915 | ~1.8024% | ~$782,029 | +32.8% |
In 2025, this property's market value of $32,670,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 63× 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 | $32,670,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $35,500,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $35,220,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $28,100,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $28,100,000 | $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.