1405 E RIVERSIDE DR B TX 78741
| Owner | CAMERON PAUL TRUSTEE OF |
|---|---|
| Parcel ID | 0302060244 |
| Short ID | 572638 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 3,433 SF |
| Land SF | 35,109 SF |
| Acres | 0.806 |
| Year Built | 1951 |
| Legal | LOT 2 BLK A SCHULER SUBD THE |
| Neighborhood | 59SEA |
| Land | $3,510,900 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,510,900 |
| Improvement | $466,583 |
|---|---|
| Total Improvement | $466,583 |
| Market | $3,977,483 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,977,483 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,039,392 |
| Net Appraised (assessed) | $2,938,091 |
| Taxable Value | $2,938,091 |
|---|
Appreciation: Market value has risen +160.2% from $1,528,905 (2021) to $3,977,483 (2025), a CAGR of 27.0% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $60,128. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,938,091) is $1,039,392 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 88% of market value ($3,510,900 land vs $466,583 improvements), about $100/SF of land. With value concentrated in the land under a ~75-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 $3,977,483, this parcel sits in the top quartile (≥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 +27.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $13,141,445 by 2030, with an estimated annual tax burden around $89,135. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 3,433 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,433 SF | ✗ |
| 043 | GARAGE ATT BASMT | 703 SF | ✓ |
| 612C | TERRACE UNCOVERD COMM | 574 SF | ✗ |
| 591 | MASONRY TRIM SF | 550 SF | ✗ |
| SO | Sketch Only | 525 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 157 SF | ✗ |
| 522C | FIREPLACE COMM | 2 SF | ✓ |
| 318 | GAZEBO FV | 1 SF | ✓ |
| 330 | SOLARIUM FV | 1 SF | ✓ |
| 604C | POOL CONC COMM | 1 SF | ✗ |
Market value changed by 88% in 2024, 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% | $27,183.22 | $27,183.22 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,396.10 | $15,396.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,042.67 | $11,042.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,467.62 | $3,467.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,037.99 | $3,037.99 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $60,127.60 | $60,127.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,133,645 | $3,977,483 | +3.9% |
| Assessed Value | $3,525,709 | $2,938,091 | +20.0% |
| Land Value | $3,510,900 | $3,510,900 | +0.0% |
| Improvement Value | $622,745 | $466,583 | +33.5% |
| Taxable Value | $3,525,709 | $2,938,091 | +20.0% |
| HS Cap Loss | -$607,936 | — | |
| Total Tax 2026 = estimate |
~$72,153
Estimated
|
~$60,128
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,133,645 | $4,133,645 | +0 (+0.0%) |
| Taxable Value | $3,525,709 | $3,525,709 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,133,645 | $3,510,900 | $622,745 | −$607,936 | $3,525,709 | $3,525,709 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,977,483 | $3,510,900 | $466,583 | −$1,039,392 | $2,938,091 | $2,938,091 | ~$60,128 | Partial |
| 2024 | $2,040,341 | — | — | — | $3,510,900 ! | $— | $48,523 | Verified |
| 2023 | $2,042,304 | — | — | −$286,854 | $1,755,450 | $— | $36,915 | Verified |
| 2022 | $1,528,905 | — | — | — | $1,755,450 ! | $— | $40,334 | Verified |
| 2021 | $1,528,905 | — | — | −$180,555 | $1,348,350 | $— | $33,279 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.9% | +20.0% | 85.3% | Not available | Partial |
| 2025 | +3.7% | +20.0% | 73.9% | Not available | Partial |
| 2024 | +87.9% ! | +20.0% | 63.9% | 1.2700% | Verified |
| 2023 | -0.1% | -0.1% | ~100% | 1.8100% | Verified |
| 2022 | +2.6% | +2.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +99.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.9% | +26.5% | +26.0% | +94.9% | 2025 | -0.1% | 2024 |
| Assessment Ratio | 85.3% | 103.4% | — | 172.1% | 2024 | 73.9% | 2025 |
| Effective Tax Rate (2025) | 1.5100% | 1.5100% | — | 1.5100% | 2025 | 1.5100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$60,128 | $43,836 | ~$76,661 | $60,128 | 2025 | $33,279 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,051,441 | ~$3,231,900 | ~2.0139% | ~$65,088 | +27.0% |
| 2027 | ~$6,415,378 | ~$3,555,090 | ~1.9814% | ~$70,440 | +61.3% |
| 2028 | ~$8,147,591 | ~$3,910,599 | ~1.9488% | ~$76,211 | +104.8% |
| 2029 | ~$10,347,517 | ~$4,301,659 | ~1.9163% | ~$82,432 | +160.2% |
| 2030 | ~$13,141,445 | ~$4,731,825 | ~1.8837% | ~$89,135 | +230.4% |
| 2026 | ~$4,971,891 | ~$3,231,900 | ~2.0465% | ~$66,140 | +25.0% |
| 2027 | ~$6,214,911 | ~$3,555,090 | ~2.0465% | ~$72,754 | +56.3% |
| 2028 | ~$7,768,698 | ~$3,910,599 | ~2.0465% | ~$80,030 | +95.3% |
| 2029 | ~$9,710,946 | ~$4,301,659 | ~2.0465% | ~$88,033 | +144.1% |
| 2030 | ~$12,138,774 | ~$4,731,825 | ~2.0465% | ~$96,836 | +205.2% |
| 2026 | ~$5,130,991 | ~$3,231,900 | ~1.9977% | ~$64,562 | +29.0% |
| 2027 | ~$6,619,027 | ~$3,555,090 | ~1.9488% | ~$69,283 | +66.4% |
| 2028 | ~$8,538,607 | ~$3,910,599 | ~1.9000% | ~$74,302 | +114.7% |
| 2029 | ~$11,014,884 | ~$4,301,659 | ~1.8512% | ~$79,632 | +176.9% |
| 2030 | ~$14,209,304 | ~$4,731,825 | ~1.8024% | ~$85,285 | +257.2% |
In 2025, this property's market value of $3,977,483 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +181% 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 | $3,977,483 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,040,341 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,042,304 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,528,905 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,528,905 | $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.