2000 E RIVERSIDE DR TX 78741
| Owner | SS RETAIL DEVELOPMENT 2013 LP |
|---|---|
| Parcel ID | 0304060101 |
| Short ID | 838121 |
| Type | Real |
| Use Code | 58 Bank — Branch Office |
| Valuation | Income |
| Improvement SF | 2,560 SF |
| Land SF | 36,285 SF |
| Acres | 0.833 |
| Year Built | 2021 |
| Legal | LOT 4 BLK D SOUTH SHORE RETAIL AMENDING SUBD PLAT OF |
| Neighborhood | 42CEN |
| Land | $2,358,556 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,358,556 |
| Improvement | $868,397 |
|---|---|
| Total Improvement | $868,397 |
| Market | $3,226,953 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,226,953 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,226,953 |
| Taxable Value | $3,226,953 |
|---|
Appreciation: Market value has risen +122.3% from $1,451,419 (2021) to $3,226,953 (2025), a CAGR of 22.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant 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 $66,039. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Land / Vacant. 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 73% of market value ($2,358,556 land vs $868,397 improvements), about $65/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 $3,226,953, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +22.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,760,773 by 2030, with an estimated annual tax burden around $97,899. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 19,641 SF | ✗ |
| 1ST | 1st Floor | 2,560 SF | ✓ |
| 482 | LIGHT POLES | 8 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% | $28,523.03 | $28,523.03 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $16,154.94 | $16,154.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,586.94 | $11,586.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,638.54 | $3,638.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,187.72 | $3,187.72 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $63,091.17 | $63,091.17 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,818,624 | $3,226,953 | +18.3% |
| Assessed Value | $3,699,485 | $3,226,953 | +14.6% |
| Land Value | $2,358,556 | $2,358,556 | +0.0% |
| Improvement Value | $1,460,068 | $868,397 | +68.1% |
| Taxable Value | $3,699,485 | $3,226,953 | +14.6% |
| HS Cap Loss | -$119,139 | — | |
| Total Tax 2026 = estimate |
~$75,709
Estimated
|
~$63,091
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,818,624 | $3,818,624 | +0 (+0.0%) |
| Taxable Value | $3,699,485 | $3,699,485 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,818,624 | $2,358,556 | $1,460,068 | −$119,139 | $3,699,485 | $3,699,485 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,226,953 | $2,358,556 | $868,397 | — | $3,226,953 | $3,226,953 | ~$63,091 | Partial |
| 2024 | $2,525,984 | — | — | −$167,428 | $2,358,556 | $— | $59,392 | Verified |
| 2023 | $— | — | — | — | — | $— | $45,701 | Verified |
| 2022 | $— | — | — | — | $1,814,274 | $— | $35,831 | Verified |
| 2021 | $1,451,419 | — | — | — | $1,814,274 ! | $— | $34,228 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +18.3% | +14.6% | 96.9% | Not available | Partial |
| 2025 | -12.5% | +6.5% | ~100% | Not available | Partial |
| 2024 | +46.0% | +20.0% | 82.2% | 1.6100% | Verified |
| 2023 | +39.2% | +39.2% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +77.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +18.3% | +40.0% | +18.3% | +74.0% | 2024 | +18.3% | 2026 |
| Assessment Ratio | 96.9% | 103.8% | — | 125.0% | 2021 | 93.4% | 2024 |
| Effective Tax Rate (2025) | 1.9600% | 1.9600% | — | 1.9600% | 2025 | 1.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$63,091 | $52,237 | ~$84,199 | $63,091 | 2025 | $34,228 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,940,421 | ~$3,549,648 | ~2.0139% | ~$71,488 | +22.1% |
| 2027 | ~$4,811,634 | ~$3,904,613 | ~1.9814% | ~$77,366 | +49.1% |
| 2028 | ~$5,875,469 | ~$4,295,074 | ~1.9488% | ~$83,704 | +82.1% |
| 2029 | ~$7,174,514 | ~$4,724,582 | ~1.9163% | ~$90,537 | +122.3% |
| 2030 | ~$8,760,773 | ~$5,197,040 | ~1.8837% | ~$97,899 | +171.5% |
| 2026 | ~$3,875,882 | ~$3,549,648 | ~2.0465% | ~$72,643 | +20.1% |
| 2027 | ~$4,655,308 | ~$3,904,613 | ~2.0465% | ~$79,907 | +44.3% |
| 2028 | ~$5,591,473 | ~$4,295,074 | ~2.0465% | ~$87,898 | +73.3% |
| 2029 | ~$6,715,899 | ~$4,724,582 | ~2.0465% | ~$96,688 | +108.1% |
| 2030 | ~$8,066,442 | ~$5,197,040 | ~2.0465% | ~$106,357 | +150.0% |
| 2026 | ~$4,004,960 | ~$3,549,648 | ~1.9977% | ~$70,910 | +24.1% |
| 2027 | ~$4,970,541 | ~$3,904,613 | ~1.9488% | ~$76,095 | +54.0% |
| 2028 | ~$6,168,921 | ~$4,295,074 | ~1.9000% | ~$81,607 | +91.2% |
| 2029 | ~$7,656,226 | ~$4,724,582 | ~1.8512% | ~$87,461 | +137.3% |
| 2030 | ~$9,502,115 | ~$5,197,040 | ~1.8024% | ~$93,670 | +194.5% |
In 2025, this property's market value of $3,226,953 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 38× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $3,226,953 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $2,525,984 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $1,451,419 | $6,000 | $14,480 | $80,000 | ↑ Top 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.