1620 E RIVERSIDE DR TX 78741
| Owner | 1620 EAST RIVERSIDE DRIVE LLC |
|---|---|
| Parcel ID | 0302060129 |
| Short ID | 283712 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,961 SF |
| Land SF | 16,500 SF |
| Acres | 0.379 |
| Year Built | 2022 |
| Legal | LOT 2A SHAMROCK ADDN |
| Neighborhood | 08SE |
| Land | $1,617,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,617,000 |
| Improvement | $456,895 |
|---|---|
| Total Improvement | $456,895 |
| Market | $2,073,895 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,073,895 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,073,895 |
| Taxable Value | $2,073,895 |
|---|
Appreciation: Market value has risen +45480.1% from $4,550 (2021) to $2,073,895 (2025), a CAGR of 362.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 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 $42,442. 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 78% of market value ($1,617,000 land vs $456,895 improvements), about $98/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $2,073,895, 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 +362.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,367,731,918 by 2030, with an estimated annual tax burden around $62,918. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,961 SF | ✓ |
| 551 | PAVED AREA | 4,608 SF | ✗ |
Market value changed by 39279% 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% | $15,486.24 | $15,486.24 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,771.13 | $8,771.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,290.99 | $6,290.99 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,975.50 | $1,975.50 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,730.74 | $1,730.74 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $34,254.60 | $34,254.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,084,113 | $2,073,895 | +0.5% |
| Assessed Value | $2,008,591 | $2,073,895 | -3.1% |
| Land Value | $1,617,000 | $1,617,000 | +0.0% |
| Improvement Value | $467,113 | $456,895 | +2.2% |
| Taxable Value | $2,008,591 | $2,073,895 | -3.1% |
| HS Cap Loss | -$75,522 | — | |
| Total Tax 2026 = estimate |
~$41,106
Estimated
|
~$34,255
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,181,822 | $2,084,113 | -97,709 (-4.5%) |
| Taxable Value | $2,008,591 | $2,008,591 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,084,113 | $1,617,000 | $467,113 | −$75,522 | $2,008,591 | $2,008,591 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,073,895 | $1,617,000 | $456,895 | — | $2,073,895 | $2,073,895 | ~$34,255 | Partial |
| 2024 | $2,106,800 | — | — | −$489,800 | $1,617,000 | $— | $41,101 | Verified |
| 2023 | $5,350 | — | — | — | $1,320,000 ! | $— | $38,117 | Verified |
| 2022 | $5,612 | — | — | — | — | $— | $106 | Verified |
| 2021 | $4,550 | — | — | — | — | $— | $122 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.2% | -3.1% | 92.1% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -1.6% | -1.6% | ~100% | 1.9800% | Verified |
| 2023 | +39279.4% ! | +39279.4% | ~100% | 1.8100% | Verified |
| 2022 | -4.7% | -4.7% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 2.6800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36854.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.5% | +7859.4% | +361.6% | +39279.4% | 2024 | -4.7% | 2023 |
| Assessment Ratio | 96.4% | 6236.5% | — | 24672.9% | 2023 | 76.8% | 2024 |
| Effective Tax Rate (2025) | 1.6500% | 1.6500% | — | 1.6500% | 2025 | 1.6500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$34,255 | $22,740 | ~$54,113 | $41,101 | 2024 | $106 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,582,539 | ~$2,281,284 | ~2.0139% | ~$45,944 | +362.1% |
| 2027 | ~$44,276,619 | ~$2,509,413 | ~1.9814% | ~$49,721 | +2034.9% |
| 2028 | ~$204,582,410 | ~$2,760,354 | ~1.9488% | ~$53,795 | +9764.6% |
| 2029 | ~$945,283,620 | ~$3,036,390 | ~1.9163% | ~$58,186 | +45480.1% |
| 2030 | ~$4,367,731,918 | ~$3,340,029 | ~1.8837% | ~$62,918 | +210505.3% |
| 2026 | ~$9,541,061 | ~$2,281,284 | ~2.0465% | ~$46,686 | +360.1% |
| 2027 | ~$43,894,147 | ~$2,509,413 | ~2.0465% | ~$51,355 | +2016.5% |
| 2028 | ~$201,937,295 | ~$2,760,354 | ~2.0465% | ~$56,490 | +9637.1% |
| 2029 | ~$929,022,985 | ~$3,036,390 | ~2.0465% | ~$62,139 | +44696.0% |
| 2030 | ~$4,274,018,351 | ~$3,340,029 | ~2.0465% | ~$68,353 | +205986.5% |
| 2026 | ~$9,624,017 | ~$2,281,284 | ~1.9977% | ~$45,572 | +364.1% |
| 2027 | ~$44,660,750 | ~$2,509,413 | ~1.9488% | ~$48,904 | +2053.5% |
| 2028 | ~$207,250,523 | ~$2,760,354 | ~1.9000% | ~$52,447 | +9893.3% |
| 2029 | ~$961,756,784 | ~$3,036,390 | ~1.8512% | ~$56,209 | +46274.4% |
| 2030 | ~$4,463,082,159 | ~$3,340,029 | ~1.8024% | ~$60,200 | +215102.9% |
In 2025, this property's market value of $2,073,895 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +46% 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 | $2,073,895 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,106,800 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $5,350 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $5,612 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $4,550 | $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.