1803 RUTLAND DR TX 78758
| Owner | RIVEREDGE WASH LLC |
|---|---|
| Parcel ID | 0245110121 |
| Short ID | 251516 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 1,546 SF |
| Land SF | 32,353 SF |
| Acres | 0.743 |
| Year Built | 1978 |
| Legal | LOT 2-B-1 RESUB OF LT 2-B RUTLAND SQUARE |
| Neighborhood | 0WASH |
| Land | $388,236 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $388,236 |
| Improvement | $131,813 |
|---|---|
| Total Improvement | $131,813 |
| Market | $520,049 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $520,049 |
| Value Limitation Adjustment (−) (homestead cap) | −$7,623 |
| Net Appraised (assessed) | $512,426 |
| Taxable Value | $512,426 |
|---|
Appreciation: Market value has risen +15.6% from $450,026 (2021) to $520,049 (2025), a CAGR of 3.7% over 4 years. Growth has been relatively flat for this asset class. 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 Commercial parcel countywide rose +24.1%, so this parcel has lagged the broader commercial 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 $10,487. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($512,426) is $7,623 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. 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 ($388,236 land vs $131,813 improvements), about $12/SF of land. With value concentrated in the land under a ~48-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 $520,049, this parcel sits in the bottom quartile (<25th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 +3.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $623,093 by 2030, with an estimated annual tax burden around $11,737. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 16,960 SF | ✗ |
| 402 | CARWASH SELF-SERVE | 2,808 SF | ✓ |
| 1ST | 1st Floor | 1,546 SF | ✓ |
| SO | Sketch Only | 338 SF | ✗ |
| 511 | DECK | 104 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% | $3,950.60 | $3,950.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,237.55 | $2,237.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,604.86 | $1,604.86 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $503.96 | $503.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $441.52 | $441.52 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $8,738.49 | $8,738.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $521,786 | $520,049 | +0.3% |
| Assessed Value | $512,400 | $512,426 | -0.0% |
| Land Value | $388,236 | $388,236 | +0.0% |
| Improvement Value | $133,550 | $131,813 | +1.3% |
| Taxable Value | $512,400 | $512,426 | -0.0% |
| HS Cap Loss | -$9,386 | — | |
| Total Tax 2026 = estimate |
~$10,486
Estimated
|
~$8,738
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $521,786 | $521,786 | +0 (+0.0%) |
| Taxable Value | $512,400 | $512,400 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $521,786 | $388,236 | $133,550 | −$9,386 | $512,400 | $512,400 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $520,049 | $388,236 | $131,813 | −$7,623 | $512,426 | $512,426 | ~$8,738 | Partial |
| 2024 | $475,000 | — | — | −$86,764 | $388,236 | $— | $8,463 | Verified |
| 2023 | $455,365 | — | — | −$67,129 | $388,236 | $— | $8,594 | Verified |
| 2022 | $450,280 | — | — | −$62,044 | $388,236 | $— | $8,993 | Verified |
| 2021 | $450,026 | — | — | −$61,790 | $388,236 | $— | $9,801 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | -0.0% | 98.2% | Not available | Partial |
| 2025 | +0.2% | -1.3% | 98.5% | Not available | Partial |
| 2024 | -0.9% | -0.9% | ~100% | 1.6300% | Verified |
| 2023 | +15.1% | +15.1% | ~100% | 1.6400% | Verified |
| 2022 | +1.1% | +1.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | +3.1% | +3.6% | +9.5% | 2025 | +0.1% | 2022 |
| Assessment Ratio | 98.2% | 89.4% | — | 98.5% | 2025 | 81.7% | 2024 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,738 | $8,918 | ~$11,297 | $9,801 | 2021 | $8,463 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$539,195 | ~$539,195 | ~2.0139% | ~$10,859 | +3.7% |
| 2027 | ~$559,046 | ~$559,046 | ~1.9814% | ~$11,077 | +7.5% |
| 2028 | ~$579,628 | ~$579,628 | ~1.9488% | ~$11,296 | +11.5% |
| 2029 | ~$600,967 | ~$600,967 | ~1.9163% | ~$11,516 | +15.6% |
| 2030 | ~$623,093 | ~$623,093 | ~1.8837% | ~$11,737 | +19.8% |
| 2026 | ~$528,794 | ~$528,794 | ~2.0465% | ~$10,822 | +1.7% |
| 2027 | ~$537,686 | ~$537,686 | ~2.0465% | ~$11,004 | +3.4% |
| 2028 | ~$546,728 | ~$546,728 | ~2.0465% | ~$11,189 | +5.1% |
| 2029 | ~$555,922 | ~$555,922 | ~2.0465% | ~$11,377 | +6.9% |
| 2030 | ~$565,270 | ~$565,270 | ~2.0465% | ~$11,568 | +8.7% |
| 2026 | ~$549,596 | ~$549,596 | ~1.9977% | ~$10,979 | +5.7% |
| 2027 | ~$580,822 | ~$580,822 | ~1.9488% | ~$11,319 | +11.7% |
| 2028 | ~$613,822 | ~$613,822 | ~1.9000% | ~$11,663 | +18.0% |
| 2029 | ~$648,697 | ~$648,697 | ~1.8512% | ~$12,009 | +24.7% |
| 2030 | ~$685,553 | ~$685,553 | ~1.8024% | ~$12,356 | +31.8% |
In 2025, this property's market value of $520,049 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -63% below the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $520,049 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $475,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $455,365 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $450,280 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $450,026 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.