2812 RIO GRANDE ST TX 78705
| Owner | DETRICK-GOURLEY PARTNERSHIP |
|---|---|
| Parcel ID | 0215020415 |
| Short ID | 208166 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 6,800 SF |
| Land SF | 10,540 SF |
| Acres | 0.242 |
| Year Built | 1967 |
| Legal | 62 X 170FT OLT 67 DIVISION D |
| Neighborhood | 05WC1 |
| Land | $1,054,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,054,000 |
| Improvement | $350,000 |
|---|---|
| Total Improvement | $350,000 |
| Market | $1,404,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,404,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,404,000 |
| Taxable Value | $1,404,000 |
|---|
Appreciation: Market value has risen +1.0% from $1,390,000 (2021) to $1,404,000 (2025), a CAGR of 0.3% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $28,733. 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 75% of market value ($1,054,000 land vs $350,000 improvements), about $100/SF of land. With value concentrated in the land under a ~59-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 $1,404,000, 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 +0.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,421,698 by 2030, with an estimated annual tax burden around $26,781. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 4,570 SF | ✗ |
| 2ND | 2nd Floor | 3,894 SF | ✓ |
| 1ST | 1st Floor | 2,906 SF | ✓ |
| 061C | CARPORT ATT 1ST COMM | 2,132 SF | ✗ |
| 591 | MASONRY TRIM SF | 950 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 552 SF | ✗ |
| SO | Sketch Only | 552 SF | ✗ |
| 581C | STORAGE ATT COMM | 42 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 531 | OBS FENCE | 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% | $12,014.04 | $12,014.04 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,804.54 | $6,804.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,880.48 | $4,880.48 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,532.57 | $1,532.57 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,342.68 | $1,342.68 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $26,574.31 | $26,574.31 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,870,000 | $1,404,000 | +33.2% |
| Assessed Value | $1,558,241 | $1,404,000 | +11.0% |
| Land Value | $1,054,000 | $1,054,000 | +0.0% |
| Improvement Value | $816,000 | $350,000 | +133.1% |
| Taxable Value | $1,558,241 | $1,404,000 | +11.0% |
| HS Cap Loss | -$311,759 | — | |
| Total Tax 2026 = estimate |
~$31,889
Estimated
|
~$26,574
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,870,000 | $1,870,000 | +0 (+0.0%) |
| Taxable Value | $1,558,241 | $1,558,241 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,870,000 | $1,054,000 | $816,000 | −$311,759 | $1,558,241 | $1,558,241 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,404,000 | $1,054,000 | $350,000 | — | $1,404,000 | $1,404,000 | ~$26,574 | Partial |
| 2024 | $1,365,980 | — | — | −$311,980 | $1,054,000 | $— | $27,071 | Verified |
| 2023 | $1,414,558 | — | — | −$360,558 | $1,054,000 | $— | $24,871 | Verified |
| 2022 | $1,360,000 | — | — | −$622,200 | $737,800 | $— | $28,021 | Verified |
| 2021 | $1,390,000 | — | — | −$652,200 | $737,800 | $— | $29,750 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +33.2% | +11.0% | 83.3% | Not available | Partial |
| 2025 | +2.8% | +2.8% | ~100% | Not available | Partial |
| 2024 | -10.4% | -10.4% | ~100% | 1.9800% | Verified |
| 2023 | +1.7% | +1.7% | ~100% | 1.6300% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.8700% | Verified |
| 2021 | base year | — | ~100% | 2.1400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -6.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +33.2% | +6.9% | -4.7% | +33.2% | 2026 | -3.4% | 2024 |
| Assessment Ratio | 83.3% | 73.7% | — | 100.0% | 2025 | 53.1% | 2021 |
| Effective Tax Rate (2025) | 1.8900% | 1.8900% | — | 1.8900% | 2025 | 1.8900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$26,574 | $27,257 | ~$27,566 | $29,750 | 2021 | $24,871 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,407,522 | ~$1,407,522 | ~2.0139% | ~$28,347 | +0.3% |
| 2027 | ~$1,411,053 | ~$1,411,053 | ~1.9814% | ~$27,958 | +0.5% |
| 2028 | ~$1,414,592 | ~$1,414,592 | ~1.9488% | ~$27,568 | +0.8% |
| 2029 | ~$1,418,141 | ~$1,418,141 | ~1.9163% | ~$27,176 | +1.0% |
| 2030 | ~$1,421,698 | ~$1,421,698 | ~1.8837% | ~$26,781 | +1.3% |
| 2026 | ~$1,379,442 | ~$1,379,442 | ~2.0465% | ~$28,230 | -1.7% |
| 2027 | ~$1,355,314 | ~$1,355,314 | ~2.0465% | ~$27,736 | -3.5% |
| 2028 | ~$1,331,607 | ~$1,331,607 | ~2.0465% | ~$27,251 | -5.2% |
| 2029 | ~$1,308,315 | ~$1,308,315 | ~2.0465% | ~$26,774 | -6.8% |
| 2030 | ~$1,285,431 | ~$1,285,431 | ~2.0465% | ~$26,306 | -8.4% |
| 2026 | ~$1,435,602 | ~$1,435,602 | ~1.9977% | ~$28,678 | +2.3% |
| 2027 | ~$1,467,915 | ~$1,467,915 | ~1.9488% | ~$28,607 | +4.6% |
| 2028 | ~$1,500,956 | ~$1,500,956 | ~1.9000% | ~$28,518 | +6.9% |
| 2029 | ~$1,534,740 | ~$1,534,740 | ~1.8512% | ~$28,411 | +9.3% |
| 2030 | ~$1,569,285 | ~$1,569,285 | ~1.8024% | ~$28,284 | +11.8% |
In 2025, this property's market value of $1,404,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +170% above 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 | $1,404,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,365,980 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,414,558 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,360,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,390,000 | $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.