2205 E RIVERSIDE DR TX 78741
| Owner | LEUNG PROPERTIES LP |
|---|---|
| Parcel ID | 0304070819 |
| Short ID | 719305 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 7,770 SF |
| Land SF | 92,608 SF |
| Acres | 2.126 |
| Year Built | 2004 |
| Legal | LOT 4A BURTON TERRACE SEC 1-A AMENDED RESUB OF LOTS 4&5 |
| Neighborhood | 20AUTO |
| Land | $3,333,888 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,333,888 |
| Improvement | $96,584 |
|---|---|
| Total Improvement | $96,584 |
| Market | $3,430,472 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,430,472 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,430,472 |
| Taxable Value | $3,430,472 |
|---|
Appreciation: Market value has fallen -5.6% from $3,632,182 (2021) to $3,430,472 (2025), a CAGR of -1.4% 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 $70,204. 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 97% of market value ($3,333,888 land vs $96,584 improvements), about $36/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 $3,430,472, 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 -1.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,194,013 by 2030, with an estimated annual tax burden around $60,167. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 7,770 SF | ✓ |
| 551 | PAVED AREA | 4,470 SF | ✗ |
| 611 | TERRACE | 1,388 SF | ✗ |
| 501 | CANOPY | 171 SF | ✗ |
| 482 | LIGHT POLES | 5 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% | $31,738.73 | $31,738.73 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,976.26 | $17,976.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,893.26 | $12,893.26 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,048.75 | $4,048.75 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,547.11 | $3,547.11 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $70,204.11 | $70,204.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,430,472 | $3,430,472 | +0.0% |
| Assessed Value | $3,430,472 | $3,430,472 | +0.0% |
| Land Value | $3,333,888 | $3,333,888 | +0.0% |
| Improvement Value | $96,584 | $96,584 | +0.0% |
| Taxable Value | $3,430,472 | $3,430,472 | +0.0% |
| Total Tax 2026 = estimate |
~$70,204
Estimated
|
~$70,204
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,544,337 | $3,430,472 | -113,865 (-3.2%) |
| Taxable Value | $3,544,337 | $3,430,472 | -113,865 (-3.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,430,472 | $3,333,888 | $96,584 | — | $3,430,472 | $3,430,472 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,430,472 | $3,333,888 | $96,584 | — | $3,430,472 | $3,430,472 | ~$70,204 | Partial |
| 2024 | $3,530,926 | — | — | −$197,038 | $3,333,888 | $— | $67,986 | Verified |
| 2023 | $3,475,601 | — | — | −$141,713 | $3,333,888 | $— | $63,883 | Verified |
| 2022 | $3,447,565 | — | — | −$113,677 | $3,333,888 | $— | $68,640 | Verified |
| 2021 | $3,632,182 | — | — | −$298,294 | $3,333,888 | $— | $75,042 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.3% | +3.3% | ~100% | Not available | Partial |
| 2025 | -2.7% | -2.7% | ~100% | Not available | Partial |
| 2024 | -0.1% | -0.1% | ~100% | 1.9300% | Verified |
| 2023 | +1.6% | +1.6% | ~100% | 1.8100% | Verified |
| 2022 | +0.8% | +0.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -1.1% | -1.4% | +1.6% | 2024 | -5.1% | 2022 |
| Assessment Ratio | 100.0% | 96.5% | — | 100.0% | 2025 | 91.8% | 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 |
$70,204 | $69,151 | ~$64,094 | $75,042 | 2021 | $63,883 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,381,820 | ~$3,381,820 | ~2.0139% | ~$68,108 | -1.4% |
| 2027 | ~$3,333,857 | ~$3,333,857 | ~1.9814% | ~$66,057 | -2.8% |
| 2028 | ~$3,286,575 | ~$3,286,575 | ~1.9488% | ~$64,050 | -4.2% |
| 2029 | ~$3,239,964 | ~$3,239,964 | ~1.9163% | ~$62,087 | -5.6% |
| 2030 | ~$3,194,013 | ~$3,194,013 | ~1.8837% | ~$60,167 | -6.9% |
| 2026 | ~$3,313,210 | ~$3,313,210 | ~2.0465% | ~$67,804 | -3.4% |
| 2027 | ~$3,199,957 | ~$3,199,957 | ~2.0465% | ~$65,487 | -6.7% |
| 2028 | ~$3,090,575 | ~$3,090,575 | ~2.0465% | ~$63,248 | -9.9% |
| 2029 | ~$2,984,931 | ~$2,984,931 | ~2.0465% | ~$61,086 | -13.0% |
| 2030 | ~$2,882,899 | ~$2,882,899 | ~2.0465% | ~$58,998 | -16.0% |
| 2026 | ~$3,450,429 | ~$3,450,429 | ~1.9977% | ~$68,928 | +0.6% |
| 2027 | ~$3,470,502 | ~$3,470,502 | ~1.9488% | ~$67,635 | +1.2% |
| 2028 | ~$3,490,692 | ~$3,490,692 | ~1.9000% | ~$66,324 | +1.8% |
| 2029 | ~$3,511,000 | ~$3,511,000 | ~1.8512% | ~$64,995 | +2.3% |
| 2030 | ~$3,531,425 | ~$3,531,425 | ~1.8024% | ~$63,649 | +2.9% |
In 2025, this property's market value of $3,430,472 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +142% above 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 | $3,430,472 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,530,926 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,475,601 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,447,565 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,632,182 | $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.