2001 E RIVERSIDE DR TX 78741
| Owner | 2001 E RIVERSIDE DR LLC |
|---|---|
| Parcel ID | 0304070705 |
| Short ID | 285484 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,144 SF |
| Land SF | 18,252 SF |
| Acres | 0.419 |
| Year Built | 1971 |
| Legal | LOT A COLORADO HILLS ESTATES SEC 5 AMND PLT LTS 11B-11C 1ST RESB |
| Neighborhood | 48CEN |
| Land | $1,095,120 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,095,120 |
| Improvement | $204,880 |
|---|---|
| Total Improvement | $204,880 |
| Market | $1,300,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,300,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,300,000 |
| Taxable Value | $1,300,000 |
|---|
Appreciation: Market value has risen +18.7% from $1,094,920 (2021) to $1,300,000 (2025), a CAGR of 4.4% 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 $26,604. 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 84% of market value ($1,095,120 land vs $204,880 improvements), about $60/SF of land. With value concentrated in the land under a ~55-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 $1,300,000, 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 +4.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,611,182 by 2030, with an estimated annual tax burden around $30,351. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 7,920 SF | ✗ |
| 1ST | 1st Floor | 2,144 SF | ✓ |
| 501 | CANOPY | 1,164 SF | ✗ |
| 611 | TERRACE | 12 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% | $12,027.60 | $12,027.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,812.22 | $6,812.22 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,885.99 | $4,885.99 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,534.30 | $1,534.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,344.20 | $1,344.20 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $26,604.31 | $26,604.31 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,320,210 | $1,300,000 | +1.6% |
| Assessed Value | $1,320,210 | $1,300,000 | +1.6% |
| Land Value | $1,095,120 | $1,095,120 | +0.0% |
| Improvement Value | $225,090 | $204,880 | +9.9% |
| Taxable Value | $1,320,210 | $1,300,000 | +1.6% |
| Total Tax 2026 = estimate |
~$27,018
Estimated
|
~$26,604
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,389,695 | $1,320,210 | -69,485 (-5.0%) |
| Taxable Value | $1,389,695 | $1,320,210 | -69,485 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,320,210 | $1,095,120 | $225,090 | — | $1,320,210 | $1,320,210 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,300,000 | $1,095,120 | $204,880 | — | $1,300,000 | $1,300,000 | ~$26,604 | Partial |
| 2024 | $1,159,000 | — | — | −$63,880 | $1,095,120 | $— | $25,764 | Verified |
| 2023 | $1,111,983 | — | — | −$199,383 | $912,600 | $— | $20,969 | Verified |
| 2022 | $1,111,983 | — | — | −$199,383 | $912,600 | $— | $21,961 | Verified |
| 2021 | $1,094,920 | — | — | −$182,320 | $912,600 | $— | $24,204 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.9% | +6.9% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +12.2% | +12.2% | ~100% | 1.9800% | Verified |
| 2023 | +4.2% | +4.2% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.6% | +3.9% | +4.1% | +12.2% | 2025 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 90.3% | — | 100.0% | 2025 | 82.1% | 2022 |
| 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 |
$26,604 | $23,900 | ~$28,828 | $26,604 | 2025 | $20,969 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,357,012 | ~$1,357,012 | ~2.0139% | ~$27,329 | +4.4% |
| 2027 | ~$1,416,524 | ~$1,416,524 | ~1.9814% | ~$28,067 | +9.0% |
| 2028 | ~$1,478,646 | ~$1,478,646 | ~1.9488% | ~$28,816 | +13.7% |
| 2029 | ~$1,543,492 | ~$1,543,492 | ~1.9163% | ~$29,578 | +18.7% |
| 2030 | ~$1,611,182 | ~$1,611,182 | ~1.8837% | ~$30,351 | +23.9% |
| 2026 | ~$1,331,012 | ~$1,331,012 | ~2.0465% | ~$27,239 | +2.4% |
| 2027 | ~$1,362,763 | ~$1,362,763 | ~2.0465% | ~$27,889 | +4.8% |
| 2028 | ~$1,395,272 | ~$1,395,272 | ~2.0465% | ~$28,554 | +7.3% |
| 2029 | ~$1,428,557 | ~$1,428,557 | ~2.0465% | ~$29,235 | +9.9% |
| 2030 | ~$1,462,635 | ~$1,462,635 | ~2.0465% | ~$29,933 | +12.5% |
| 2026 | ~$1,383,012 | ~$1,383,012 | ~1.9977% | ~$27,628 | +6.4% |
| 2027 | ~$1,471,324 | ~$1,471,324 | ~1.9488% | ~$28,674 | +13.2% |
| 2028 | ~$1,565,276 | ~$1,565,276 | ~1.9000% | ~$29,741 | +20.4% |
| 2029 | ~$1,665,227 | ~$1,665,227 | ~1.8512% | ~$30,827 | +28.1% |
| 2030 | ~$1,771,560 | ~$1,771,560 | ~1.8024% | ~$31,930 | +36.3% |
In 2025, this property's market value of $1,300,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -8% 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 | $1,300,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,159,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,111,983 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,111,983 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,094,920 | $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.