2809 RIO GRANDE ST TX 78705
| Owner | C & M AUSTIN PROPERTIES LLC |
|---|---|
| Parcel ID | 0215020604 |
| Short ID | 208198 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,638 SF |
| Land SF | 9,750 SF |
| Acres | 0.224 |
| Year Built | 1998 |
| Legal | LOT 5 BLK 3 OLT 68 DIVISION D |
| Neighborhood | Z40005 |
| Land | $669,375 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $669,375 |
| Improvement | $687,254 |
|---|---|
| Total Improvement | $687,254 |
| Market | $1,356,629 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,356,629 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,356,629 |
| Taxable Value | $1,356,629 |
|---|
Appreciation: Market value has risen +75.2% from $774,203 (2021) to $1,356,629 (2025), a CAGR of 15.1% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $27,763. 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 49% of market value ($669,375 land vs $687,254 improvements), about $69/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,356,629, 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 +15.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,735,073 by 2030, with an estimated annual tax burden around $41,157. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,638 SF | ✗ |
| 551 | PAVED AREA | 3,200 SF | ✗ |
| 1ST | 1st Floor | 2,844 SF | ✓ |
| 2ND | 2nd Floor | 1,554 SF | ✓ |
| 512 | DECK UNCOVRED | 304 SF | ✗ |
| 1/2 | Half Floor | 240 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 160 SF | ✗ |
| 581 | STORAGE ATT | 132 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 96 SF | ✗ |
| 612 | TERRACE UNCOVERD | 80 SF | ✗ |
| 252 | BEDROOMS | 15 SF | ✓ |
| 251 | BATHROOM | 8 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% | $12,551.53 | $12,551.53 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,108.97 | $7,108.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,098.82 | $5,098.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,601.13 | $1,601.13 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,402.75 | $1,402.75 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $27,763.20 | $27,763.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,356,629 | $1,356,629 | +0.0% |
| Assessed Value | $1,356,629 | $1,356,629 | +0.0% |
| Land Value | $669,375 | $669,375 | +0.0% |
| Improvement Value | $687,254 | $687,254 | +0.0% |
| Taxable Value | $1,356,629 | $1,356,629 | +0.0% |
| Total Tax 2026 = estimate |
~$27,763
Estimated
|
~$27,763
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,649,391 | $1,356,629 | -292,762 (-17.7%) |
| Taxable Value | $1,627,955 | $1,356,629 | -271,326 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,356,629 | $669,375 | $687,254 | — | $1,356,629 | $1,356,629 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,356,629 | $669,375 | $687,254 | — | $1,356,629 | $1,356,629 | ~$27,763 | Partial |
| 2024 | $1,289,661 | — | — | −$569,661 | $720,000 | $— | $27,745 | Verified |
| 2023 | $1,445,322 | — | — | −$725,322 | $720,000 | $— | $23,333 | Verified |
| 2022 | $912,500 | — | — | −$192,500 | $720,000 | $— | $28,544 | Verified |
| 2021 | $774,203 | — | — | −$306,203 | $468,000 | $— | $19,862 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +21.6% | +20.0% | 98.7% | Not available | Partial |
| 2025 | -3.1% | -3.1% | ~100% | Not available | Partial |
| 2024 | +8.6% | +8.6% | ~100% | 1.9800% | Verified |
| 2023 | -10.8% | -10.8% | ~100% | 1.8100% | Verified |
| 2022 | +58.4% | +58.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +48.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +14.1% | +15.1% | +58.4% | 2023 | -10.8% | 2024 |
| Assessment Ratio | 100.0% | 74.1% | — | 100.0% | 2025 | 49.8% | 2023 |
| 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 |
$27,763 | $25,450 | ~$35,398 | $28,544 | 2022 | $19,862 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,560,855 | ~$1,492,292 | ~2.0139% | ~$30,054 | +15.1% |
| 2027 | ~$1,795,826 | ~$1,641,521 | ~1.9814% | ~$32,525 | +32.4% |
| 2028 | ~$2,066,169 | ~$1,805,673 | ~1.9488% | ~$35,190 | +52.3% |
| 2029 | ~$2,377,209 | ~$1,986,241 | ~1.9163% | ~$38,062 | +75.2% |
| 2030 | ~$2,735,073 | ~$2,184,865 | ~1.8837% | ~$41,157 | +101.6% |
| 2026 | ~$1,533,723 | ~$1,492,292 | ~2.0465% | ~$30,540 | +13.1% |
| 2027 | ~$1,733,934 | ~$1,641,521 | ~2.0465% | ~$33,593 | +27.8% |
| 2028 | ~$1,960,281 | ~$1,805,673 | ~2.0465% | ~$36,953 | +44.5% |
| 2029 | ~$2,216,176 | ~$1,986,241 | ~2.0465% | ~$40,648 | +63.4% |
| 2030 | ~$2,505,474 | ~$2,184,865 | ~2.0465% | ~$44,713 | +84.7% |
| 2026 | ~$1,587,988 | ~$1,492,292 | ~1.9977% | ~$29,811 | +17.1% |
| 2027 | ~$1,858,803 | ~$1,641,521 | ~1.9488% | ~$31,991 | +37.0% |
| 2028 | ~$2,175,802 | ~$1,805,673 | ~1.9000% | ~$34,308 | +60.4% |
| 2029 | ~$2,546,863 | ~$1,986,241 | ~1.8512% | ~$36,769 | +87.7% |
| 2030 | ~$2,981,203 | ~$2,184,865 | ~1.8024% | ~$39,379 | +119.8% |
In 2025, this property's market value of $1,356,629 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +161% 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 | $1,356,629 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,289,661 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,445,322 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $912,500 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $774,203 | $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.