1713 E RIVERSIDE DR TX 78741
| Owner | PLATIMEX INC |
|---|---|
| Parcel ID | 0302060610 |
| Short ID | 283785 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 1,884 SF |
| Land SF | 34,151 SF |
| Acres | 0.784 |
| Year Built | 2006 |
| Legal | LOT 3 DAVID-KELLY SUBD |
| Neighborhood | 32CEN |
| Land | $1,878,305 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,878,305 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,550,899 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,550,899 |
| Value Limitation Adjustment (−) (homestead cap) | −$342,042 |
| Net Appraised (assessed) | $1,208,857 |
| Taxable Value | $1,208,857 |
|---|
| Total Due | $9,166.24 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +75.6% from $883,141 (2021) to $1,550,899 (2025), a CAGR of 15.1% 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 $24,739. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,208,857) is $342,042 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 121% of market value ($1,878,305 land vs $0 improvements), about $55/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 $1,550,899, 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 +15.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,135,273 by 2030, with an estimated annual tax burden around $36,674. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $9,166.24 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 13,000 SF | ✗ |
| 1ST | 1st Floor | 1,884 SF | ✓ |
| 611 | TERRACE | 1,354 SF | ✗ |
| 541 | FENCE COMM LF | 210 SF | ✗ |
| 501 | CANOPY | 80 SF | ✗ |
| 482 | LIGHT POLES | 3 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +561 |
| Travis County | 0.3444% | 0.3758% | +380 |
| Austin ISD | 0.9505% | 0.9252% | -306 |
| Travis Central Health | 0.1080% | 0.1180% | +122 |
| Austin Community College | 0.1013% | 0.1034% | +25 |
Market value changed by 85% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $11,184.34 | $7,580.88 | $3,603.46 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,334.62 | $4,293.69 | $2,040.93 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,543.43 | $3,079.59 | $1,463.84 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,426.73 | $967.05 | $459.68 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,249.96 | $847.23 | $402.73 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,739.08 | $16,768.44 | $7,970.64 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,550,899 | $1,550,899 | +0.0% |
| Assessed Value | $1,450,628 | $1,208,857 | +20.0% |
| Land Value | $1,878,305 | $1,878,305 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,450,628 | $1,208,857 | +20.0% |
| HS Cap Loss | -$100,271 | — | |
| Total Tax 2026 = estimate |
~$29,687
Estimated
|
$24,739 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,932,030 | $1,550,899 | -381,131 (-19.7%) |
| Taxable Value | $1,450,628 | $1,450,628 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,550,899 | $1,878,305 | — | −$100,271 | $1,450,628 | $1,450,628 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,550,899 | $1,878,305 | — | −$342,042 | $1,208,857 | $1,208,857 | $24,739 | Verified |
| 2024 | $839,484 | — | — | — | $1,550,899 ! | $— | $19,964 | Verified |
| 2023 | $931,219 | — | — | −$91,735 | $839,484 | $— | $15,188 | Verified |
| 2022 | $894,271 | — | — | −$40,496 | $853,775 | $— | $18,391 | Verified |
| 2021 | $883,141 | — | — | −$29,366 | $853,775 | $— | $19,465 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +24.6% | +20.0% | 75.1% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 78.0% | 1.6000% | Verified |
| 2024 | +84.7% ! | +20.0% | 65.0% | 1.2900% | Verified |
| 2023 | -25.6% | -25.6% | ~100% | 1.8100% | Verified |
| 2022 | +26.1% | +26.1% | ~100% | 1.6300% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +73.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +16.0% | +15.1% | +84.7% | 2025 | -9.9% | 2024 |
| Assessment Ratio | 93.5% | 106.4% | — | 184.7% | 2024 | 77.9% | 2025 |
| Effective Tax Rate (2025) | 1.6000% | 1.6000% | — | 1.6000% | 2025 | 1.6000% | 2025 |
| Tax Amount | $24,739 | $19,550 | ~$31,542 | $24,739 | 2025 | $15,188 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,785,344 | ~$1,329,743 | ~2.0139% | ~$26,780 | +15.1% |
| 2027 | ~$2,055,229 | ~$1,462,717 | ~1.9814% | ~$28,982 | +32.5% |
| 2028 | ~$2,365,912 | ~$1,608,989 | ~1.9488% | ~$31,357 | +52.6% |
| 2029 | ~$2,723,560 | ~$1,769,888 | ~1.9163% | ~$33,916 | +75.6% |
| 2030 | ~$3,135,273 | ~$1,946,876 | ~1.8837% | ~$36,674 | +102.2% |
| 2026 | ~$1,754,326 | ~$1,329,743 | ~2.0465% | ~$27,213 | +13.1% |
| 2027 | ~$1,984,436 | ~$1,462,717 | ~2.0465% | ~$29,934 | +28.0% |
| 2028 | ~$2,244,728 | ~$1,608,989 | ~2.0465% | ~$32,928 | +44.7% |
| 2029 | ~$2,539,163 | ~$1,769,888 | ~2.0465% | ~$36,220 | +63.7% |
| 2030 | ~$2,872,218 | ~$1,946,876 | ~2.0465% | ~$39,843 | +85.2% |
| 2026 | ~$1,816,362 | ~$1,329,743 | ~1.9977% | ~$26,564 | +17.1% |
| 2027 | ~$2,127,263 | ~$1,462,717 | ~1.9488% | ~$28,506 | +37.2% |
| 2028 | ~$2,491,381 | ~$1,608,989 | ~1.9000% | ~$30,571 | +60.6% |
| 2029 | ~$2,917,823 | ~$1,769,888 | ~1.8512% | ~$32,764 | +88.1% |
| 2030 | ~$3,417,258 | ~$1,946,876 | ~1.8024% | ~$35,090 | +120.3% |
In 2025, this property's market value of $1,550,899 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +9% 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 | $1,550,899 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $839,484 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $931,219 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $894,271 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $883,141 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.