2229 E RIVERSIDE DR TX 78741
| Owner | ANCHOR EQUITIES LTD |
|---|---|
| Parcel ID | 0304070807 |
| Short ID | 285488 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 39,192 SF |
| Land SF | 124,011 SF |
| Acres | 2.847 |
| Year Built | 1974 |
| Legal | LOT 8 RIVERSIDE DRIVE PLAZA JOINT VENTURE |
| Neighborhood | 43CEN |
| Land | $5,580,495 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,580,495 |
| Improvement | $2,279,505 |
|---|---|
| Total Improvement | $2,279,505 |
| Market | $7,860,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,860,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,860,000 |
| Taxable Value | $7,860,000 |
|---|
Appreciation: Market value has fallen -3.9% from $8,180,400 (2021) to $7,860,000 (2025), a CAGR of -1.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $160,854. 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 71% of market value ($5,580,495 land vs $2,279,505 improvements), about $45/SF of land. With value concentrated in the land under a ~52-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 $7,860,000, 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 -1.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,477,089 by 2030, with an estimated annual tax burden around $140,849. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 69,700 SF | ✗ |
| 1ST | 1st Floor | 39,192 SF | ✓ |
| 491 | SPRINKLER HEADS | 29,095 SF | ✗ |
| 611 | TERRACE | 3,069 SF | ✗ |
| 501 | CANOPY | 1,926 SF | ✗ |
| 407 | LOADING DOCK | 105 SF | ✓ |
| 482 | LIGHT POLES | 10 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% | $72,720.72 | $72,720.72 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $41,187.74 | $41,187.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $29,541.42 | $29,541.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,276.61 | $9,276.61 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,127.24 | $8,127.24 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $160,853.73 | $160,853.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,000,000 | $7,860,000 | +1.8% |
| Assessed Value | $8,000,000 | $7,860,000 | +1.8% |
| Land Value | $5,580,495 | $5,580,495 | +0.0% |
| Improvement Value | $2,419,505 | $2,279,505 | +6.1% |
| Taxable Value | $8,000,000 | $7,860,000 | +1.8% |
| Total Tax 2026 = estimate |
~$163,719
Estimated
|
~$160,854
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $9,557,204 | $8,000,000 | -1,557,204 (-16.3%) |
| Taxable Value | $9,557,204 | $8,000,000 | -1,557,204 (-16.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,000,000 | $5,580,495 | $2,419,505 | — | $8,000,000 | $8,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,860,000 | $5,580,495 | $2,279,505 | — | $7,860,000 | $7,860,000 | ~$160,854 | Partial |
| 2024 | $7,600,000 | — | — | −$2,019,505 | $5,580,495 | $— | $160,564 | Verified |
| 2023 | $7,490,357 | — | — | −$1,909,862 | $5,580,495 | $— | $137,601 | Verified |
| 2022 | $7,251,628 | — | — | −$1,671,133 | $5,580,495 | $— | $146,515 | Verified |
| 2021 | $8,180,400 | — | — | −$2,599,905 | $5,580,495 | $— | $154,703 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +21.6% | +21.6% | ~100% | Not available | Partial |
| 2025 | -3.4% | -3.4% | ~100% | Not available | Partial |
| 2024 | +5.7% | +5.7% | ~100% | 1.9700% | Verified |
| 2023 | +2.8% | +2.8% | ~100% | 1.7900% | Verified |
| 2022 | +3.3% | +3.3% | ~100% | 1.9600% | Verified |
| 2021 | base year | — | ~100% | 1.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.8% | -0.3% | -1.3% | +3.4% | 2025 | -11.4% | 2022 |
| Assessment Ratio | 100.0% | 82.2% | — | 100.0% | 2025 | 68.2% | 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 |
$160,854 | $152,048 | ~$148,721 | $160,854 | 2025 | $137,601 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,781,880 | ~$7,781,880 | ~2.0139% | ~$156,722 | -1.0% |
| 2027 | ~$7,704,537 | ~$7,704,537 | ~1.9814% | ~$152,657 | -2.0% |
| 2028 | ~$7,627,963 | ~$7,627,963 | ~1.9488% | ~$148,657 | -3.0% |
| 2029 | ~$7,552,149 | ~$7,552,149 | ~1.9163% | ~$144,721 | -3.9% |
| 2030 | ~$7,477,089 | ~$7,477,089 | ~1.8837% | ~$140,849 | -4.9% |
| 2026 | ~$7,624,680 | ~$7,624,680 | ~2.0465% | ~$156,038 | -3.0% |
| 2027 | ~$7,396,406 | ~$7,396,406 | ~2.0465% | ~$151,366 | -5.9% |
| 2028 | ~$7,174,966 | ~$7,174,966 | ~2.0465% | ~$146,835 | -8.7% |
| 2029 | ~$6,960,155 | ~$6,960,155 | ~2.0465% | ~$142,439 | -11.4% |
| 2030 | ~$6,751,776 | ~$6,751,776 | ~2.0465% | ~$138,174 | -14.1% |
| 2026 | ~$7,939,080 | ~$7,939,080 | ~1.9977% | ~$158,596 | +1.0% |
| 2027 | ~$8,018,956 | ~$8,018,956 | ~1.9488% | ~$156,277 | +2.0% |
| 2028 | ~$8,099,636 | ~$8,099,636 | ~1.9000% | ~$153,894 | +3.0% |
| 2029 | ~$8,181,127 | ~$8,181,127 | ~1.8512% | ~$151,449 | +4.1% |
| 2030 | ~$8,263,438 | ~$8,263,438 | ~1.8024% | ~$148,938 | +5.1% |
In 2025, this property's market value of $7,860,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $7,860,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,600,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $7,490,357 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $7,251,628 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $8,180,400 | $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.