2822 RIO GRANDE ST TX 78705
| Owner | TRIBECA CAPITAL GROUP LLC |
|---|---|
| Parcel ID | 0215020412 |
| Short ID | 208163 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 9,331 SF |
| Land SF | 13,303 SF |
| Acres | 0.305 |
| Year Built | 2015 |
| Legal | LOT 1 & 2 BLK 1 OLT 69 DIV D BYRNES JAMES SUBD |
| Neighborhood | 05WC |
| Land | $1,330,322 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,330,322 |
| Improvement | $2,728,663 |
|---|---|
| Total Improvement | $2,728,663 |
| Market | $4,058,985 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,058,985 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,058,985 |
| Taxable Value | $4,058,985 |
|---|
Appreciation: Market value has risen +33.8% from $3,032,575 (2021) to $4,058,985 (2025), a CAGR of 7.6% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $83,067. 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 33% of market value ($1,330,322 land vs $2,728,663 improvements), about $100/SF of land. Most value sits in the improvements, so building condition, age (~11 yrs), and rent roll drive the underwriting.
Submarket Position: At $4,058,985, 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 +7.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,843,524 by 2030, with an estimated annual tax burden around $110,077. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 4,247 SF | ✓ |
| 3RD | 3rd Floor | 4,247 SF | ✓ |
| 551 | PAVED AREA | 2,412 SF | ✗ |
| 1ST | 1st Floor | 837 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% | $37,553.73 | $37,553.73 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $21,269.77 | $21,269.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,255.49 | $15,255.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,790.54 | $4,790.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,196.99 | $4,196.99 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $83,066.52 | $83,066.52 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,650,000 | $4,058,985 | -10.1% |
| Assessed Value | $3,650,000 | $4,058,985 | -10.1% |
| Land Value | $1,330,322 | $1,330,322 | +0.0% |
| Improvement Value | $2,319,678 | $2,728,663 | -15.0% |
| Taxable Value | $3,650,000 | $4,058,985 | -10.1% |
| Total Tax 2026 = estimate |
~$74,697
Estimated
|
~$83,067
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,105,640 | $3,650,000 | -455,640 (-11.1%) |
| Taxable Value | $4,105,640 | $3,650,000 | -455,640 (-11.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,650,000 | $1,330,322 | $2,319,678 | — | $3,650,000 | $3,650,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,058,985 | $1,330,322 | $2,728,663 | — | $4,058,985 | $4,058,985 | ~$83,067 | Partial |
| 2024 | $3,639,090 | — | — | −$2,308,768 | $1,330,322 | $— | $75,818 | Verified |
| 2023 | $3,265,850 | — | — | −$1,935,528 | $1,330,322 | $— | $65,840 | Verified |
| 2022 | $2,990,000 | — | — | −$2,058,775 | $931,225 | $— | $64,498 | Verified |
| 2021 | $3,032,575 | — | — | −$2,101,350 | $931,225 | $— | $65,083 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.1% | +1.1% | ~100% | Not available | Partial |
| 2025 | +6.1% | +6.1% | ~100% | Not available | Partial |
| 2024 | +5.1% | +5.1% | ~100% | 1.9800% | Verified |
| 2023 | +11.4% | +11.4% | ~100% | 1.8100% | Verified |
| 2022 | +9.2% | +9.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.1% | +4.1% | +10.0% | +11.5% | 2025 | -10.1% | 2026 |
| Assessment Ratio | 100.0% | 56.5% | — | 100.0% | 2025 | 30.7% | 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 |
$83,067 | $70,861 | ~$98,718 | $83,067 | 2025 | $64,498 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,365,851 | ~$4,365,851 | ~2.0139% | ~$87,925 | +7.6% |
| 2027 | ~$4,695,917 | ~$4,695,917 | ~1.9814% | ~$93,044 | +15.7% |
| 2028 | ~$5,050,936 | ~$5,050,936 | ~1.9488% | ~$98,435 | +24.4% |
| 2029 | ~$5,432,795 | ~$5,432,795 | ~1.9163% | ~$104,108 | +33.8% |
| 2030 | ~$5,843,524 | ~$5,843,524 | ~1.8837% | ~$110,077 | +44.0% |
| 2026 | ~$4,284,671 | ~$4,284,671 | ~2.0465% | ~$87,685 | +5.6% |
| 2027 | ~$4,522,906 | ~$4,522,906 | ~2.0465% | ~$92,561 | +11.4% |
| 2028 | ~$4,774,388 | ~$4,774,388 | ~2.0465% | ~$97,707 | +17.6% |
| 2029 | ~$5,039,852 | ~$5,039,852 | ~2.0465% | ~$103,140 | +24.2% |
| 2030 | ~$5,320,076 | ~$5,320,076 | ~2.0465% | ~$108,875 | +31.1% |
| 2026 | ~$4,447,031 | ~$4,447,031 | ~1.9977% | ~$88,837 | +9.6% |
| 2027 | ~$4,872,174 | ~$4,872,174 | ~1.9488% | ~$94,951 | +20.0% |
| 2028 | ~$5,337,963 | ~$5,337,963 | ~1.9000% | ~$101,422 | +31.5% |
| 2029 | ~$5,848,281 | ~$5,848,281 | ~1.8512% | ~$108,263 | +44.1% |
| 2030 | ~$6,407,386 | ~$6,407,386 | ~1.8024% | ~$115,485 | +57.9% |
In 2025, this property's market value of $4,058,985 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 | $4,058,985 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $3,639,090 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $3,265,850 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $2,990,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,032,575 | $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.