2220 E RIVERSIDE DR TX 78741
| Owner | CUBESMART LP |
|---|---|
| Parcel ID | 0304070510 |
| Short ID | 507722 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 80,790 SF |
| Land SF | 227,121 SF |
| Acres | 5.214 |
| Year Built | 2004 |
| Legal | LOT 7E SLOAN-BRYAN SUBD RESUB OF LT 7B-RESUB OF LT 7 & LOT 7C BLK A SLOAN-BRYAN SUBD RESUB OF LOT 7 |
| Neighborhood | 63SEA |
| Land | $9,084,840 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,084,840 |
| Improvement | $3,144,369 |
|---|---|
| Total Improvement | $3,144,369 |
| Market | $12,229,209 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,229,209 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $12,229,209 |
| Taxable Value | $12,229,209 |
|---|
Appreciation: Market value has risen +22.1% from $10,019,738 (2021) to $12,229,209 (2025), a CAGR of 5.1% 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 lagged 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 $250,269. 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 74% of market value ($9,084,840 land vs $3,144,369 improvements), about $40/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 $12,229,209, 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 +5.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $15,688,299 by 2030, with an estimated annual tax burden around $295,527. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 125,000 SF | ✗ |
| 491 | SPRINKLER HEADS | 56,100 SF | ✗ |
| 093 | HVAC COMMRCL SF | 55,842 SF | ✗ |
| 1ST | 1st Floor | 52,740 SF | ✓ |
| 2ND | 2nd Floor | 28,050 SF | ✓ |
| 435 | FENCE IRON LF | 1,500 SF | ✗ |
| 611 | TERRACE | 585 SF | ✗ |
| 501 | CANOPY | 396 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% | $113,144.64 | $113,144.64 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $64,083.13 | $64,083.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $45,962.87 | $45,962.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,433.28 | $14,433.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12,645.00 | $12,645.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $250,268.92 | $250,268.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $11,634,014 | $12,229,209 | -4.9% |
| Assessed Value | $11,634,014 | $12,229,209 | -4.9% |
| Land Value | $9,084,840 | $9,084,840 | +0.0% |
| Improvement Value | $2,549,174 | $3,144,369 | -18.9% |
| Taxable Value | $11,634,014 | $12,229,209 | -4.9% |
| Total Tax 2026 = estimate |
~$238,088
Estimated
|
~$250,269
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $11,634,014 | $11,634,014 | +0 (+0.0%) |
| Taxable Value | $11,634,014 | $11,634,014 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $11,634,014 | $9,084,840 | $2,549,174 | — | $11,634,014 | $11,634,014 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $12,229,209 | $9,084,840 | $3,144,369 | — | $12,229,209 | $12,229,209 | ~$250,269 | Partial |
| 2024 | $10,600,000 | — | — | −$1,515,160 | $9,084,840 | $— | $213,355 | Verified |
| 2023 | $9,645,268 | — | — | −$1,575,158 | $8,070,110 | $— | $193,108 | Verified |
| 2022 | $9,846,538 | — | — | −$1,776,428 | $8,070,110 | $— | $190,487 | Verified |
| 2021 | $10,019,738 | — | — | −$1,949,628 | $8,070,110 | $— | $207,148 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.9% | -4.9% | ~100% | Not available | Partial |
| 2025 | +6.0% | +6.0% | ~100% | Not available | Partial |
| 2024 | -3.5% | -3.5% | ~100% | 1.8500% | Verified |
| 2023 | +23.9% | +23.9% | ~100% | 1.6200% | Verified |
| 2022 | -2.0% | -2.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.9% | +3.3% | +6.2% | +15.4% | 2025 | -4.9% | 2026 |
| Assessment Ratio | 100.0% | 88.6% | — | 100.0% | 2025 | 80.5% | 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 |
$250,269 | $210,873 | ~$276,972 | $250,269 | 2025 | $190,487 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$12,853,869 | ~$12,853,869 | ~2.0139% | ~$258,869 | +5.1% |
| 2027 | ~$13,510,436 | ~$13,510,436 | ~1.9814% | ~$267,694 | +10.5% |
| 2028 | ~$14,200,540 | ~$14,200,540 | ~1.9488% | ~$276,746 | +16.1% |
| 2029 | ~$14,925,895 | ~$14,925,895 | ~1.9163% | ~$286,024 | +22.1% |
| 2030 | ~$15,688,299 | ~$15,688,299 | ~1.8837% | ~$295,527 | +28.3% |
| 2026 | ~$12,609,285 | ~$12,609,285 | ~2.0465% | ~$258,047 | +3.1% |
| 2027 | ~$13,001,173 | ~$13,001,173 | ~2.0465% | ~$266,067 | +6.3% |
| 2028 | ~$13,405,241 | ~$13,405,241 | ~2.0465% | ~$274,336 | +9.6% |
| 2029 | ~$13,821,867 | ~$13,821,867 | ~2.0465% | ~$282,862 | +13.0% |
| 2030 | ~$14,251,442 | ~$14,251,442 | ~2.0465% | ~$291,654 | +16.5% |
| 2026 | ~$13,098,453 | ~$13,098,453 | ~1.9977% | ~$261,663 | +7.1% |
| 2027 | ~$14,029,483 | ~$14,029,483 | ~1.9488% | ~$273,412 | +14.7% |
| 2028 | ~$15,026,689 | ~$15,026,689 | ~1.9000% | ~$285,510 | +22.9% |
| 2029 | ~$16,094,776 | ~$16,094,776 | ~1.8512% | ~$297,946 | +31.6% |
| 2030 | ~$17,238,782 | ~$17,238,782 | ~1.8024% | ~$310,707 | +41.0% |
In 2025, this property's market value of $12,229,209 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 9× 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 | $12,229,209 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $10,600,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $9,645,268 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $9,846,538 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $10,019,738 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.