2800 RIO GRANDE ST TX 78705
| Owner | 2800 RIO GRANDE PROPERTIES LLC |
|---|---|
| Parcel ID | 0215020417 |
| Short ID | 208167 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 6,970 SF |
| Land SF | 13,395 SF |
| Acres | 0.308 |
| Year Built | 1958 |
| Legal | 0.3075 ACR OF OLT 67 DIVISION D |
| Neighborhood | 05WC |
| Land | $1,339,470 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,339,470 |
| Improvement | $751,530 |
|---|---|
| Total Improvement | $751,530 |
| Market | $2,091,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,091,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$99,300 |
| Net Appraised (assessed) | $1,991,700 |
| Taxable Value | $1,991,700 |
|---|
Appreciation: Market value has risen +26.7% from $1,650,000 (2021) to $2,091,000 (2025), a CAGR of 6.1% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2024→2025), 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 $40,760. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,991,700) is $99,300 below market value, suggesting potential for an upward assessment in future years.
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 64% of market value ($1,339,470 land vs $751,530 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 $2,091,000, 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 +6.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,811,523 by 2030, with an estimated annual tax burden around $52,962. 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 |
|---|---|---|---|
| 2ND | 2nd Floor | 3,648 SF | ✓ |
| 1ST | 1st Floor | 3,322 SF | ✓ |
| 591 | MASONRY TRIM SF | 2,100 SF | ✗ |
| 551 | PAVED AREA | 2,000 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,134 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,134 SF | ✗ |
| 581C | STORAGE ATT COMM | 424 SF | ✓ |
| SO | Sketch Only | 24 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 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% | $17,892.70 | $17,892.70 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,134.11 | $10,134.11 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,268.57 | $7,268.57 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,282.48 | $2,282.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,999.68 | $1,999.68 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $39,577.54 | $39,577.54 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,369,800 | $2,091,000 | +13.3% |
| Assessed Value | $2,320,714 | $1,991,700 | +16.5% |
| Land Value | $1,339,470 | $1,339,470 | +0.0% |
| Improvement Value | $1,030,330 | $751,530 | +37.1% |
| Taxable Value | $2,320,714 | $1,991,700 | +16.5% |
| HS Cap Loss | -$49,086 | — | |
| Total Tax 2026 = estimate |
~$47,493
Estimated
|
~$39,578
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,369,800 | $2,369,800 | +0 (+0.0%) |
| Taxable Value | $2,320,714 | $2,320,714 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,369,800 | $1,339,470 | $1,030,330 | −$49,086 | $2,320,714 | $2,320,714 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,091,000 | $1,339,470 | $751,530 | −$99,300 | $1,991,700 | $1,991,700 | ~$39,578 | Partial |
| 2024 | $1,639,176 | — | — | −$299,706 | $1,339,470 | $— | $32,893 | Verified |
| 2023 | $1,603,166 | — | — | −$263,696 | $1,339,470 | $— | $29,845 | Verified |
| 2022 | $1,650,000 | — | — | −$645,397 | $1,004,603 | $— | $31,757 | Verified |
| 2021 | $1,650,000 | — | — | −$645,397 | $1,004,603 | $— | $36,049 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.3% | +16.5% | 97.9% | Not available | Partial |
| 2025 | +26.0% | +20.0% | 95.2% | Not available | Partial |
| 2024 | -9.3% | -9.3% | ~100% | 1.9800% | Verified |
| 2023 | +7.6% | +7.6% | ~100% | 1.6300% | Verified |
| 2022 | -4.4% | -4.4% | ~100% | 1.8700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +17.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +13.3% | +8.1% | +3.6% | +27.6% | 2025 | -2.8% | 2023 |
| Assessment Ratio | 97.9% | 80.0% | — | 97.9% | 2026 | 60.9% | 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 |
$39,578 | $34,024 | ~$48,635 | $39,578 | 2025 | $29,845 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,218,562 | ~$2,190,870 | ~2.0139% | ~$44,123 | +6.1% |
| 2027 | ~$2,353,906 | ~$2,353,906 | ~1.9814% | ~$46,640 | +12.6% |
| 2028 | ~$2,497,506 | ~$2,497,506 | ~1.9488% | ~$48,672 | +19.4% |
| 2029 | ~$2,649,867 | ~$2,649,867 | ~1.9163% | ~$50,779 | +26.7% |
| 2030 | ~$2,811,523 | ~$2,811,523 | ~1.8837% | ~$52,962 | +34.5% |
| 2026 | ~$2,176,742 | ~$2,176,742 | ~2.0465% | ~$44,547 | +4.1% |
| 2027 | ~$2,266,000 | ~$2,266,000 | ~2.0465% | ~$46,373 | +8.4% |
| 2028 | ~$2,358,918 | ~$2,358,918 | ~2.0465% | ~$48,275 | +12.8% |
| 2029 | ~$2,455,645 | ~$2,455,645 | ~2.0465% | ~$50,254 | +17.4% |
| 2030 | ~$2,556,340 | ~$2,556,340 | ~2.0465% | ~$52,315 | +22.3% |
| 2026 | ~$2,260,382 | ~$2,190,870 | ~1.9977% | ~$43,766 | +8.1% |
| 2027 | ~$2,443,485 | ~$2,409,957 | ~1.9488% | ~$46,966 | +16.9% |
| 2028 | ~$2,641,420 | ~$2,641,420 | ~1.9000% | ~$50,187 | +26.3% |
| 2029 | ~$2,855,388 | ~$2,855,388 | ~1.8512% | ~$52,859 | +36.6% |
| 2030 | ~$3,086,690 | ~$3,086,690 | ~1.8024% | ~$55,634 | +47.6% |
In 2025, this property's market value of $2,091,000 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 | $2,091,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,639,176 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,603,166 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,650,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,650,000 | $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.