1725 E RIVERSIDE DR TX 78741
| Owner | 1725 E RIVERSIDE DR LLC |
|---|---|
| Parcel ID | 0302060601 |
| Short ID | 283778 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 5,364 SF |
| Land SF | 25,657 SF |
| Acres | 0.589 |
| Year Built | 1981 |
| Legal | LOT 1 DAVID-KELLY SUBD |
| Neighborhood | 30CEN |
| Land | $1,795,990 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,795,990 |
| Improvement | $104,010 |
|---|---|
| Total Improvement | $104,010 |
| Market | $1,900,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,900,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,900,000 |
| Taxable Value | $1,900,000 |
|---|
Appreciation: Market value has risen +31.1% from $1,449,400 (2021) to $1,900,000 (2025), a CAGR of 7.0% over 4 years. This represents moderate, steady growth. 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 $38,883. 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 95% of market value ($1,795,990 land vs $104,010 improvements), about $70/SF of land. With value concentrated in the land under a ~45-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 $1,900,000, 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 +7.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,665,080 by 2030, with an estimated annual tax burden around $50,203. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 17,675 SF | ✗ |
| 1ST | 1st Floor | 5,364 SF | ✓ |
| 501 | CANOPY | 1,646 SF | ✗ |
| 611 | TERRACE | 744 SF | ✗ |
| 511 | DECK | 192 SF | ✗ |
| 541 | FENCE COMM LF | 150 SF | ✗ |
| 327 | STORAGE COMM'L | 48 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% | $17,578.80 | $17,578.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,956.32 | $9,956.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,141.06 | $7,141.06 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,242.44 | $2,242.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,964.60 | $1,964.60 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $38,883.22 | $38,883.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,975,703 | $1,900,000 | +4.0% |
| Assessed Value | $1,975,703 | $1,900,000 | +4.0% |
| Land Value | $1,795,990 | $1,795,990 | +0.0% |
| Improvement Value | $179,713 | $104,010 | +72.8% |
| Taxable Value | $1,975,703 | $1,900,000 | +4.0% |
| Total Tax 2026 = estimate |
~$40,432
Estimated
|
~$38,883
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,975,703 | $1,975,703 | +0 (+0.0%) |
| Taxable Value | $1,975,703 | $1,975,703 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,975,703 | $1,795,990 | $179,713 | — | $1,975,703 | $1,975,703 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,900,000 | $1,795,990 | $104,010 | — | $1,900,000 | $1,900,000 | ~$38,883 | Partial |
| 2024 | $1,345,875 | — | — | — | $1,795,990 ! | $— | $37,265 | Verified |
| 2023 | $1,345,875 | — | — | −$63,025 | $1,282,850 | $— | $24,350 | Verified |
| 2022 | $1,284,138 | — | — | −$1,288 | $1,282,850 | $— | $26,580 | Verified |
| 2021 | $1,449,400 | — | — | −$166,550 | $1,282,850 | $— | $27,952 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.0% | +4.0% | ~100% | Not available | Partial |
| 2025 | -3.3% | -3.3% | ~100% | Not available | Partial |
| 2024 | +46.0% | +46.0% | ~100% | 1.9000% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +4.8% | +4.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +48.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.0% | +7.7% | +6.2% | +41.2% | 2025 | -11.4% | 2022 |
| Assessment Ratio | 100.0% | 102.9% | — | 133.4% | 2024 | 88.5% | 2021 |
| 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 |
$38,883 | $31,006 | ~$45,468 | $38,883 | 2025 | $24,350 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,033,035 | ~$2,033,035 | ~2.0139% | ~$40,944 | +7.0% |
| 2027 | ~$2,175,386 | ~$2,175,386 | ~1.9814% | ~$43,103 | +14.5% |
| 2028 | ~$2,327,703 | ~$2,327,703 | ~1.9488% | ~$45,363 | +22.5% |
| 2029 | ~$2,490,686 | ~$2,490,686 | ~1.9163% | ~$47,729 | +31.1% |
| 2030 | ~$2,665,080 | ~$2,665,080 | ~1.8837% | ~$50,203 | +40.3% |
| 2026 | ~$1,995,035 | ~$1,995,035 | ~2.0465% | ~$40,828 | +5.0% |
| 2027 | ~$2,094,824 | ~$2,094,824 | ~2.0465% | ~$42,870 | +10.3% |
| 2028 | ~$2,199,605 | ~$2,199,605 | ~2.0465% | ~$45,015 | +15.8% |
| 2029 | ~$2,309,626 | ~$2,309,626 | ~2.0465% | ~$47,266 | +21.6% |
| 2030 | ~$2,425,150 | ~$2,425,150 | ~2.0465% | ~$49,630 | +27.6% |
| 2026 | ~$2,071,035 | ~$2,071,035 | ~1.9977% | ~$41,372 | +9.0% |
| 2027 | ~$2,257,467 | ~$2,257,467 | ~1.9488% | ~$43,994 | +18.8% |
| 2028 | ~$2,460,681 | ~$2,460,681 | ~1.9000% | ~$46,753 | +29.5% |
| 2029 | ~$2,682,188 | ~$2,682,188 | ~1.8512% | ~$49,653 | +41.2% |
| 2030 | ~$2,923,635 | ~$2,923,635 | ~1.8024% | ~$52,695 | +53.9% |
In 2025, this property's market value of $1,900,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +34% 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 | $1,900,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,345,875 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,345,875 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,284,138 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,449,400 | $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.