2810 RIO GRANDE ST TX 78705
| Owner | 2810 RG LLC |
|---|---|
| Parcel ID | 0215020403 |
| Short ID | 208152 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 18,101 SF |
| Land SF | 20,625 SF |
| Acres | 0.473 |
| Year Built | 1967 |
| Legal | LOT 1 OLT 67 DIV D ORGAIN & PHILLIPS SUBD |
| Neighborhood | 05WC1 |
| Land | $2,062,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,062,500 |
| Improvement | $2,199,500 |
|---|---|
| Total Improvement | $2,199,500 |
| Market | $4,262,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,262,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,262,000 |
| Taxable Value | $4,262,000 |
|---|
Appreciation: Market value has risen +19.4% from $3,570,000 (2021) to $4,262,000 (2025), a CAGR of 4.5% over 4 years. This represents moderate, steady growth. 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 $87,221. 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 48% of market value ($2,062,500 land vs $2,199,500 improvements), about $100/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $4,262,000, 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 +4.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,318,571 by 2030, with an estimated annual tax burden around $100,188. 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.
16 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 12,584 SF | ✗ |
| 487 | PARKING UNDER | 8,406 SF | ✓ |
| 2ND | 2nd Floor | 8,254 SF | ✓ |
| 3RD | 3rd Floor | 8,254 SF | ✓ |
| 1ST | 1st Floor | 1,593 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 1,284 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 1,068 SF | ✗ |
| 511 | DECK | 693 SF | ✗ |
| 601 | POOL COMM'L | 540 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 372 SF | ✗ |
| 581C | STORAGE ATT COMM | 252 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 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% | $39,432.02 | $39,432.02 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $22,333.60 | $22,333.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $16,018.51 | $16,018.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,030.14 | $5,030.14 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,406.91 | $4,406.91 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $87,221.18 | $87,221.18 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,253,907 | $4,262,000 | -0.2% |
| Assessed Value | $4,253,907 | $4,262,000 | -0.2% |
| Land Value | $2,062,500 | $2,062,500 | +0.0% |
| Improvement Value | $2,191,407 | $2,199,500 | -0.4% |
| Taxable Value | $4,253,907 | $4,262,000 | -0.2% |
| Total Tax 2026 = estimate |
~$87,056
Estimated
|
~$87,221
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,796,765 | $4,253,907 | -542,858 (-11.3%) |
| Taxable Value | $4,796,765 | $4,253,907 | -542,858 (-11.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,253,907 | $2,062,500 | $2,191,407 | — | $4,253,907 | $4,253,907 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,262,000 | $2,062,500 | $2,199,500 | — | $4,262,000 | $4,262,000 | ~$87,221 | Partial |
| 2024 | $4,400,000 | — | — | −$2,337,500 | $2,062,500 | $— | $88,953 | Verified |
| 2023 | $4,253,735 | — | — | −$2,191,235 | $2,062,500 | $— | $77,126 | Verified |
| 2022 | $3,801,210 | — | — | −$2,357,460 | $1,443,750 | $— | $84,008 | Verified |
| 2021 | $3,570,000 | — | — | −$2,126,250 | $1,443,750 | $— | $82,740 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.5% | +12.5% | ~100% | Not available | Partial |
| 2025 | -9.4% | -9.4% | ~100% | Not available | Partial |
| 2024 | +7.0% | +7.0% | ~100% | 1.8900% | Verified |
| 2023 | +3.4% | +3.4% | ~100% | 1.7500% | Verified |
| 2022 | +11.9% | +11.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.2% | +3.7% | +4.6% | +11.9% | 2023 | -3.1% | 2025 |
| Assessment Ratio | 100.0% | 62.3% | — | 100.0% | 2025 | 38.0% | 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 |
$87,221 | $84,010 | ~$94,909 | $88,953 | 2024 | $77,126 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,455,021 | ~$4,455,021 | ~2.0139% | ~$89,721 | +4.5% |
| 2027 | ~$4,656,784 | ~$4,656,784 | ~1.9814% | ~$92,269 | +9.3% |
| 2028 | ~$4,867,684 | ~$4,867,684 | ~1.9488% | ~$94,863 | +14.2% |
| 2029 | ~$5,088,136 | ~$5,088,136 | ~1.9163% | ~$97,503 | +19.4% |
| 2030 | ~$5,318,571 | ~$5,318,571 | ~1.8837% | ~$100,188 | +24.8% |
| 2026 | ~$4,369,781 | ~$4,369,781 | ~2.0465% | ~$89,427 | +2.5% |
| 2027 | ~$4,480,288 | ~$4,480,288 | ~2.0465% | ~$91,688 | +5.1% |
| 2028 | ~$4,593,589 | ~$4,593,589 | ~2.0465% | ~$94,007 | +7.8% |
| 2029 | ~$4,709,755 | ~$4,709,755 | ~2.0465% | ~$96,384 | +10.5% |
| 2030 | ~$4,828,859 | ~$4,828,859 | ~2.0465% | ~$98,822 | +13.3% |
| 2026 | ~$4,540,261 | ~$4,540,261 | ~1.9977% | ~$90,699 | +6.5% |
| 2027 | ~$4,836,689 | ~$4,836,689 | ~1.9488% | ~$94,259 | +13.5% |
| 2028 | ~$5,152,471 | ~$5,152,471 | ~1.9000% | ~$97,898 | +20.9% |
| 2029 | ~$5,488,870 | ~$5,488,870 | ~1.8512% | ~$101,610 | +28.8% |
| 2030 | ~$5,847,232 | ~$5,847,232 | ~1.8024% | ~$105,389 | +37.2% |
In 2025, this property's market value of $4,262,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 8× 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 | $4,262,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $4,400,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $4,253,735 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $3,801,210 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,570,000 | $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.