2410 E RIVERSIDE DR TX 78741
| Owner | 2410 EAST RIVERSIDE LTD & SPEER PARTNERS LLC |
|---|---|
| Parcel ID | 0304080420 |
| Short ID | 285508 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 103,662 SF |
| Land SF | 414,704 SF |
| Acres | 9.520 |
| Year Built | 1986 |
| Legal | LOT 1 SLOAN-BRYAN SUBD AMENDED PLAT OF LOTS 1-6 |
| Neighborhood | 43CEN |
| Land | $18,661,692 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $18,661,692 |
| Improvement | $1,528,708 |
|---|---|
| Total Improvement | $1,528,708 |
| Market | $20,190,400 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $20,190,400 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $20,190,400 |
| Taxable Value | $20,190,400 |
|---|
Appreciation: Market value has risen +7.1% from $18,848,521 (2021) to $20,190,400 (2025), a CAGR of 1.7% 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 $413,194. 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 92% of market value ($18,661,692 land vs $1,528,708 improvements), about $45/SF of land. With value concentrated in the land under a ~40-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 $20,190,400, 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 +1.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $22,002,877 by 2030, with an estimated annual tax burden around $414,478. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 180,500 SF | ✗ |
| SO | Sketch Only | 110,612 SF | ✗ |
| 1ST | 1st Floor | 103,662 SF | ✓ |
| 501 | CANOPY | 14,564 SF | ✗ |
| 611 | TERRACE | 14,564 SF | ✗ |
| 327 | STORAGE COMM'L | 404 SF | ✓ |
| 273 | COLDSTG VAULT SM | 77 SF | ✓ |
| 482 | LIGHT POLES | 1 SF | ✓ |
| 282 | LIGHT POLES FV | 1 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% | $186,801.58 | $186,801.58 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $105,801.13 | $105,801.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $75,884.61 | $75,884.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $23,829.32 | $23,829.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $20,876.87 | $20,876.87 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $413,193.51 | $413,193.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $20,282,082 | $20,190,400 | +0.5% |
| Assessed Value | $20,282,082 | $20,190,400 | +0.5% |
| Land Value | $18,661,692 | $18,661,692 | +0.0% |
| Improvement Value | $1,620,390 | $1,528,708 | +6.0% |
| Taxable Value | $20,282,082 | $20,190,400 | +0.5% |
| Total Tax 2026 = estimate |
~$415,070
Estimated
|
~$413,194
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $20,282,082 | $20,282,082 | +0 (+0.0%) |
| Taxable Value | $20,282,082 | $20,282,082 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $20,282,082 | $18,661,692 | $1,620,390 | — | $20,282,082 | $20,282,082 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $20,190,400 | $18,661,692 | $1,528,708 | — | $20,190,400 | $20,190,400 | ~$413,194 | Partial |
| 2024 | $19,670,906 | — | — | −$1,009,214 | $18,661,692 | $— | $392,856 | Verified |
| 2023 | $18,785,360 | — | — | −$2,197,189 | $16,588,171 | $— | $355,895 | Verified |
| 2022 | $18,885,459 | — | — | −$2,297,288 | $16,588,171 | $— | $370,996 | Verified |
| 2021 | $18,848,521 | — | — | −$2,260,350 | $16,588,171 | $— | $411,076 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.5% | +0.5% | ~100% | Not available | Partial |
| 2025 | +1.9% | +1.9% | ~100% | Not available | Partial |
| 2024 | +0.8% | +0.8% | ~100% | 1.9800% | Verified |
| 2023 | +4.7% | +4.7% | ~100% | 1.8100% | Verified |
| 2022 | -0.5% | -0.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.5% | +1.5% | +1.6% | +4.7% | 2024 | -0.5% | 2023 |
| Assessment Ratio | 100.0% | 93.2% | — | 100.0% | 2025 | 87.8% | 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 |
$413,194 | $388,803 | ~$414,191 | $413,194 | 2025 | $355,895 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$20,540,539 | ~$20,540,539 | ~2.0139% | ~$413,673 | +1.7% |
| 2027 | ~$20,896,750 | ~$20,896,750 | ~1.9814% | ~$414,046 | +3.5% |
| 2028 | ~$21,259,138 | ~$21,259,138 | ~1.9488% | ~$414,306 | +5.3% |
| 2029 | ~$21,627,811 | ~$21,627,811 | ~1.9163% | ~$414,452 | +7.1% |
| 2030 | ~$22,002,877 | ~$22,002,877 | ~1.8837% | ~$414,478 | +9.0% |
| 2026 | ~$20,136,731 | ~$20,136,731 | ~2.0465% | ~$412,095 | -0.3% |
| 2027 | ~$20,083,205 | ~$20,083,205 | ~2.0465% | ~$411,000 | -0.5% |
| 2028 | ~$20,029,820 | ~$20,029,820 | ~2.0465% | ~$409,907 | -0.8% |
| 2029 | ~$19,976,578 | ~$19,976,578 | ~2.0465% | ~$408,818 | -1.1% |
| 2030 | ~$19,923,478 | ~$19,923,478 | ~2.0465% | ~$407,731 | -1.3% |
| 2026 | ~$20,944,347 | ~$20,944,347 | ~1.9977% | ~$418,397 | +3.7% |
| 2027 | ~$21,726,448 | ~$21,726,448 | ~1.9488% | ~$423,414 | +7.6% |
| 2028 | ~$22,537,753 | ~$22,537,753 | ~1.9000% | ~$428,221 | +11.6% |
| 2029 | ~$23,379,355 | ~$23,379,355 | ~1.8512% | ~$432,797 | +15.8% |
| 2030 | ~$24,252,383 | ~$24,252,383 | ~1.8024% | ~$437,118 | +20.1% |
In 2025, this property's market value of $20,190,400 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 14× 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 | $20,190,400 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $19,670,906 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $18,785,360 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $18,885,459 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $18,848,521 | $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.