1607 E RIVERSIDE DR TX 78741
| Owner | RIVERSIDE SUMMIT LLC |
|---|---|
| Parcel ID | 0302060702 |
| Short ID | 283787 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 1,447 SF |
| Land SF | 12,197 SF |
| Acres | 0.280 |
| Year Built | 1965 |
| Legal | ABS 24 DELVALLE S ACR .280 |
| Neighborhood | 20CEN |
| Land | $1,042,844 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,042,844 |
| Improvement | $32,916 |
|---|---|
| Total Improvement | $32,916 |
| Market | $1,075,760 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,075,760 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,075,760 |
| Taxable Value | $1,075,760 |
|---|
| Total Due | $25,317.57 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +65.3% from $650,971 (2021) to $1,075,760 (2025), a CAGR of 13.4% 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 $22,015. 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 97% of market value ($1,042,844 land vs $32,916 improvements), about $86/SF of land. With value concentrated in the land under a ~61-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 $1,075,760, this parcel sits in the lower-middle (25th–50th 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 +13.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,015,615 by 2030, with an estimated annual tax burden around $32,636. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $25,317.57 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 9,000 SF | ✗ |
| 1ST | 1st Floor | 1,447 SF | ✓ |
| 501 | CANOPY | 366 SF | ✗ |
| 273 | COLDSTG VAULT SM | 360 SF | ✓ |
| SO | Sketch Only | 360 SF | ✗ |
| 541 | FENCE COMM LF | 153 SF | ✗ |
| 581C | STORAGE ATT COMM | 100 SF | ✓ |
| 531 | OBS FENCE | 1 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +499 |
| Travis County | 0.3444% | 0.3758% | +338 |
| Austin ISD | 0.9505% | 0.9252% | -272 |
| Travis Central Health | 0.1080% | 0.1180% | +108 |
| Austin Community College | 0.1013% | 0.1034% | +23 |
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% | $9,952.93 | $— | $9,952.93 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,637.17 | $— | $5,637.17 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,043.19 | $— | $4,043.19 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,269.64 | $— | $1,269.64 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,112.34 | $— | $1,112.34 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $22,015.27 | $0.00 | $22,015.27 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,060,163 | $1,075,760 | -1.4% |
| Assessed Value | $1,060,163 | $1,075,760 | -1.4% |
| Land Value | $1,042,844 | $1,042,844 | +0.0% |
| Improvement Value | $17,319 | $32,916 | -47.4% |
| Taxable Value | $1,060,163 | $1,075,760 | -1.4% |
| Total Tax 2026 = estimate |
~$21,696
Estimated
|
$22,015 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,060,163 | $1,060,163 | +0 (+0.0%) |
| Taxable Value | $1,060,163 | $1,060,163 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,060,163 | $1,042,844 | $17,319 | — | $1,060,163 | $1,060,163 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,075,760 | $1,042,844 | $32,916 | — | $1,075,760 | $1,075,760 | $22,015 | Verified |
| 2024 | $751,494 | — | — | — | $1,042,844 ! | $— | $17,872 | Verified |
| 2023 | $712,219 | — | — | −$163,354 | $548,865 | $— | $13,596 | Verified |
| 2022 | $648,966 | — | — | −$100,101 | $548,865 | $— | $14,066 | Verified |
| 2021 | $650,971 | — | — | −$102,106 | $548,865 | $— | $14,126 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.4% | -1.4% | ~100% | Not available | Partial |
| 2025 | -2.9% | +19.3% | ~100% | 2.0500% | Verified |
| 2024 | +47.4% | +20.0% | 81.4% | 1.6100% | Verified |
| 2023 | +5.5% | +5.5% | ~100% | 1.8100% | Verified |
| 2022 | +9.7% | +9.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +65.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.4% | +11.3% | +13.7% | +43.1% | 2025 | -1.4% | 2026 |
| Assessment Ratio | 100.0% | 97.5% | — | 138.8% | 2024 | 77.1% | 2023 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $22,015 | $16,335 | ~$28,069 | $22,015 | 2025 | $13,596 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,219,702 | ~$1,183,336 | ~2.0139% | ~$23,832 | +13.4% |
| 2027 | ~$1,382,905 | ~$1,301,670 | ~1.9814% | ~$25,791 | +28.6% |
| 2028 | ~$1,567,945 | ~$1,431,837 | ~1.9488% | ~$27,904 | +45.8% |
| 2029 | ~$1,777,744 | ~$1,575,020 | ~1.9163% | ~$30,182 | +65.3% |
| 2030 | ~$2,015,615 | ~$1,732,522 | ~1.8837% | ~$32,636 | +87.4% |
| 2026 | ~$1,198,187 | ~$1,183,336 | ~2.0465% | ~$24,217 | +11.4% |
| 2027 | ~$1,334,547 | ~$1,301,670 | ~2.0465% | ~$26,638 | +24.1% |
| 2028 | ~$1,486,425 | ~$1,431,837 | ~2.0465% | ~$29,302 | +38.2% |
| 2029 | ~$1,655,588 | ~$1,575,020 | ~2.0465% | ~$32,233 | +53.9% |
| 2030 | ~$1,844,003 | ~$1,732,522 | ~2.0465% | ~$35,456 | +71.4% |
| 2026 | ~$1,241,217 | ~$1,183,336 | ~1.9977% | ~$23,639 | +15.4% |
| 2027 | ~$1,432,123 | ~$1,301,670 | ~1.9488% | ~$25,367 | +33.1% |
| 2028 | ~$1,652,391 | ~$1,431,837 | ~1.9000% | ~$27,205 | +53.6% |
| 2029 | ~$1,906,537 | ~$1,575,020 | ~1.8512% | ~$29,157 | +77.2% |
| 2030 | ~$2,199,773 | ~$1,732,522 | ~1.8024% | ~$31,226 | +104.5% |
In 2025, this property's market value of $1,075,760 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -24% below 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 | $1,075,760 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $751,494 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $712,219 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $648,966 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $650,971 | $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.