1027 E RIVERSIDE DR AUSTIN, TX 78704
| Owner | LONE STAR AMIGOS LLC |
|---|---|
| Parcel ID | 0301040709 |
| Short ID | 283055 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,858 SF |
| Land SF | 18,013 SF |
| Acres | 0.414 |
| Year Built | 1924 |
| Legal | LOT 13-15 *LESS NE10FT BLK 28 TRAVIS HEIGHTS |
| Neighborhood | 59SCN |
| Land | $2,701,964 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,701,964 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,187,119 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,187,119 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,187,119 |
| Taxable Value | $2,187,119 |
|---|
Appreciation: Market value has risen +76.0% from $1,242,671 (2021) to $2,187,119 (2025), a CAGR of 15.2% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has outpaced 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 $44,759. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
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 124% of market value ($2,701,964 land vs $0 improvements), about $150/SF of land. With value concentrated in the land under a ~102-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 $2,187,119, this parcel sits in the upper-middle (50th–75th 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 +15.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,433,715 by 2030, with an estimated annual tax burden around $66,353. 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 | 3,444 SF | ✗ |
| 1ST | 1st Floor | 1,858 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,858 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 138 SF | ✗ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
Market value changed by 96% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $20,235.22 | $20,235.22 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,460.88 | $11,460.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,220.18 | $8,220.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,581.30 | $2,581.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,261.48 | $2,261.48 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $44,759.06 | $44,759.06 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $994,000 | $2,187,119 | -54.6% |
| Assessed Value | $994,000 | $2,187,119 | -54.6% |
| Land Value | $2,701,964 | $2,701,964 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $994,000 | $2,187,119 | -54.6% |
| Total Tax 2026 = estimate |
~$20,342
Estimated
|
~$44,759
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,346,707 | $994,000 | -2,352,707 (-70.3%) |
| Taxable Value | $2,624,543 | $994,000 | -1,630,543 (-62.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $994,000 | $2,701,964 | — | — | $994,000 | $994,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,187,119 | $2,701,964 | — | — | $2,187,119 | $2,187,119 | ~$44,759 | Partial |
| 2024 | $1,683,000 | — | — | — | $1,891,374 ! | $— | $38,308 | Verified |
| 2023 | $1,252,547 | — | — | — | $1,683,000 ! | $— | $30,450 | Verified |
| 2022 | $1,252,547 | — | — | −$243,814 | $1,008,733 | $— | $24,737 | Verified |
| 2021 | $1,242,671 | — | — | −$233,938 | $1,008,733 | $— | $27,264 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +53.0% | +20.0% | 78.4% | Not available | Partial |
| 2025 | +13.1% | +13.1% | ~100% | Not available | Partial |
| 2024 | -21.3% | -21.3% | ~100% | 1.9800% | Verified |
| 2023 | +96.2% ! | +96.2% | ~100% | 1.2400% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +74.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -54.6% | +2.1% | +42.8% | +34.4% | 2024 | -54.6% | 2026 |
| Assessment Ratio | 100.0% | 101.4% | — | 134.4% | 2023 | 80.5% | 2022 |
| 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 |
$44,759 | $33,104 | ~$57,067 | $44,759 | 2025 | $24,737 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,519,135 | ~$2,405,831 | ~2.0139% | ~$48,452 | +15.2% |
| 2027 | ~$2,901,553 | ~$2,646,414 | ~1.9814% | ~$52,436 | +32.7% |
| 2028 | ~$3,342,024 | ~$2,911,055 | ~1.9488% | ~$56,732 | +52.8% |
| 2029 | ~$3,849,361 | ~$3,202,161 | ~1.9163% | ~$61,363 | +76.0% |
| 2030 | ~$4,433,715 | ~$3,522,377 | ~1.8837% | ~$66,353 | +102.7% |
| 2026 | ~$2,475,393 | ~$2,405,831 | ~2.0465% | ~$49,235 | +13.2% |
| 2027 | ~$2,801,663 | ~$2,646,414 | ~2.0465% | ~$54,158 | +28.1% |
| 2028 | ~$3,170,937 | ~$2,911,055 | ~2.0465% | ~$59,574 | +45.0% |
| 2029 | ~$3,588,883 | ~$3,202,161 | ~2.0465% | ~$65,532 | +64.1% |
| 2030 | ~$4,061,916 | ~$3,522,377 | ~2.0465% | ~$72,085 | +85.7% |
| 2026 | ~$2,562,878 | ~$2,405,831 | ~1.9977% | ~$48,060 | +17.2% |
| 2027 | ~$3,003,193 | ~$2,646,414 | ~1.9488% | ~$51,574 | +37.3% |
| 2028 | ~$3,519,158 | ~$2,911,055 | ~1.9000% | ~$55,311 | +60.9% |
| 2029 | ~$4,123,768 | ~$3,202,161 | ~1.8512% | ~$59,278 | +88.5% |
| 2030 | ~$4,832,253 | ~$3,522,377 | ~1.8024% | ~$63,486 | +120.9% |
In 2025, this property's market value of $2,187,119 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +54% above 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 | $2,187,119 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,683,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,252,547 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,252,547 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,242,671 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.