2015 E RIVERSIDE DR 10 TX 78741
| Owner | RIVER CREST INVESTORS LP |
|---|---|
| Parcel ID | 0304070703 |
| Short ID | 285481 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 71,028 SF |
| Land SF | 243,252 SF |
| Acres | 5.584 |
| Year Built | 1975 |
| Legal | LOT 11D SECOND RESUB OF COLORADO HILLS ESTATES SEC 5 & LOT B COLORADO HILLS ESTATES SEC 5 AMND PLT LTS 11B-11C 1ST RESB |
| Neighborhood | 43CEN |
| Land | $14,595,148 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $14,595,148 |
| Improvement | $324,542 |
|---|---|
| Total Improvement | $324,542 |
| Market | $14,919,690 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $14,919,690 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $14,919,690 |
| Taxable Value | $14,919,690 |
|---|
Appreciation: Market value has risen +9.8% from $13,582,000 (2021) to $14,919,690 (2025), a CAGR of 2.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 $305,329. 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 98% of market value ($14,595,148 land vs $324,542 improvements), about $60/SF of land. With value concentrated in the land under a ~51-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 $14,919,690, 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 +2.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $16,778,568 by 2030, with an estimated annual tax burden around $316,065. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 97,000 SF | ✗ |
| 491 | SPRINKLER HEADS | 69,812 SF | ✗ |
| 1ST | 1st Floor | 65,952 SF | ✓ |
| SO | Sketch Only | 64,558 SF | ✗ |
| 611 | TERRACE | 28,746 SF | ✗ |
| 501 | CANOPY | 11,502 SF | ✗ |
| 2ND | 2nd Floor | 5,076 SF | ✓ |
| 591 | MASONRY TRIM SF | 2,000 SF | ✗ |
| 273 | COLDSTG VAULT SM | 96 SF | ✓ |
| 327 | STORAGE COMM'L | 15 SF | ✓ |
| 482 | LIGHT POLES | 8 SF | ✓ |
| MISC | Miscellaneous | 1 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% | $111,024.00 | $111,024.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $62,882.04 | $62,882.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $45,101.40 | $45,101.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,162.76 | $14,162.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12,408.00 | $12,408.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $245,578.20 | $245,578.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $14,919,690 | $14,919,690 | +0.0% |
| Assessed Value | $14,919,690 | $14,919,690 | +0.0% |
| Land Value | $14,595,148 | $14,595,148 | +0.0% |
| Improvement Value | $324,542 | $324,542 | +0.0% |
| Taxable Value | $14,919,690 | $14,919,690 | +0.0% |
| Total Tax 2026 = estimate |
~$305,329
Estimated
|
~$245,578
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $14,919,690 | $14,919,690 | +0 (+0.0%) |
| Taxable Value | $14,919,690 | $14,919,690 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $14,919,690 | $14,595,148 | $324,542 | — | $14,919,690 | $14,919,690 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $14,919,690 | $14,595,148 | $324,542 | — | $14,919,690 | $14,919,690 | ~$245,578 | Partial |
| 2024 | $14,000,000 | — | — | −$3,053,639 | $10,946,361 | $— | $216,937 | Verified |
| 2023 | $12,926,537 | — | — | −$1,980,176 | $10,946,361 | $— | $229,346 | Verified |
| 2022 | $13,259,752 | — | — | −$2,313,391 | $10,946,361 | $— | $255,289 | Verified |
| 2021 | $13,582,000 | — | — | −$2,635,639 | $10,946,361 | $— | $266,665 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +36.3% | +36.3% | ~100% | Not available | Partial |
| 2024 | -21.8% | -21.8% | ~100% | 1.9800% | Verified |
| 2023 | +8.3% | +8.3% | ~100% | 1.6400% | Verified |
| 2022 | -2.5% | -2.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +2.0% | +2.4% | +8.3% | 2024 | -2.5% | 2023 |
| Assessment Ratio | 100.0% | 87.7% | — | 100.0% | 2025 | 78.2% | 2024 |
| Effective Tax Rate (2025) | 1.6500% | 1.6500% | — | 1.6500% | 2025 | 1.6500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$245,578 | $242,763 | ~$311,912 | $266,665 | 2021 | $216,937 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$15,274,212 | ~$15,274,212 | ~2.0139% | ~$307,613 | +2.4% |
| 2027 | ~$15,637,158 | ~$15,637,158 | ~1.9814% | ~$309,833 | +4.8% |
| 2028 | ~$16,008,729 | ~$16,008,729 | ~1.9488% | ~$311,984 | +7.3% |
| 2029 | ~$16,389,129 | ~$16,389,129 | ~1.9163% | ~$314,063 | +9.8% |
| 2030 | ~$16,778,568 | ~$16,778,568 | ~1.8837% | ~$316,065 | +12.5% |
| 2026 | ~$14,975,818 | ~$14,975,818 | ~2.0465% | ~$306,478 | +0.4% |
| 2027 | ~$15,032,158 | ~$15,032,158 | ~2.0465% | ~$307,631 | +0.8% |
| 2028 | ~$15,088,709 | ~$15,088,709 | ~2.0465% | ~$308,788 | +1.1% |
| 2029 | ~$15,145,473 | ~$15,145,473 | ~2.0465% | ~$309,950 | +1.5% |
| 2030 | ~$15,202,451 | ~$15,202,451 | ~2.0465% | ~$311,116 | +1.9% |
| 2026 | ~$15,572,606 | ~$15,572,606 | ~1.9977% | ~$311,088 | +4.4% |
| 2027 | ~$16,254,095 | ~$16,254,095 | ~1.9488% | ~$316,766 | +8.9% |
| 2028 | ~$16,965,407 | ~$16,965,407 | ~1.9000% | ~$322,346 | +13.7% |
| 2029 | ~$17,707,848 | ~$17,707,848 | ~1.8512% | ~$327,807 | +18.7% |
| 2030 | ~$18,482,779 | ~$18,482,779 | ~1.8024% | ~$333,128 | +23.9% |
In 2025, this property's market value of $14,919,690 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 11× 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 | $14,919,690 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $14,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $12,926,537 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $13,259,752 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $13,582,000 | $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.