2308 E RIVERSIDE DR TX 78741
| Owner | AUSTACO II REAL ESTATE PARTNERS LTD |
|---|---|
| Parcel ID | 0304080425 |
| Short ID | 463854 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 2,550 SF |
| Land SF | 37,679 SF |
| Acres | 0.865 |
| Year Built | 1999 |
| Legal | LOT 7A BLK A SLOAN-BRYAN SUBD RESUB OF LOT 7 |
| Neighborhood | 33CEN |
| Land | $1,695,555 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,695,555 |
| Improvement | $78,143 |
|---|---|
| Total Improvement | $78,143 |
| Market | $1,773,698 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,773,698 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,773,698 |
| Taxable Value | $1,773,698 |
|---|
Appreciation: Market value has fallen -2.3% from $1,815,270 (2021) to $1,773,698 (2025), a CAGR of -0.6% over 4 years. Growth has been relatively flat for this asset class. 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 $36,298. 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 96% of market value ($1,695,555 land vs $78,143 improvements), about $45/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 $1,773,698, this parcel sits in the upper-middle (50th–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 -0.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,723,069 by 2030, with an estimated annual tax burden around $32,458. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 20,000 SF | ✗ |
| 1ST | 1st Floor | 2,550 SF | ✓ |
| SO | Sketch Only | 68 SF | ✗ |
| 541 | FENCE COMM LF | 41 SF | ✗ |
| 611 | TERRACE | 33 SF | ✗ |
| 482 | LIGHT POLES | 6 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% | $16,410.25 | $16,410.25 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,294.48 | $9,294.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,666.36 | $6,666.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,093.37 | $2,093.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,834.00 | $1,834.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $36,298.46 | $36,298.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,773,698 | $1,773,698 | +0.0% |
| Assessed Value | $1,773,698 | $1,773,698 | +0.0% |
| Land Value | $1,695,555 | $1,695,555 | +0.0% |
| Improvement Value | $78,143 | $78,143 | +0.0% |
| Taxable Value | $1,773,698 | $1,773,698 | +0.0% |
| Total Tax 2026 = estimate |
~$36,298
Estimated
|
~$36,298
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,778,375 | $1,773,698 | -4,677 (-0.3%) |
| Taxable Value | $1,778,375 | $1,773,698 | -4,677 (-0.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,773,698 | $1,695,555 | $78,143 | — | $1,773,698 | $1,773,698 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,773,698 | $1,695,555 | $78,143 | — | $1,773,698 | $1,773,698 | ~$36,298 | Partial |
| 2024 | $1,860,627 | — | — | −$165,072 | $1,695,555 | $— | $35,157 | Verified |
| 2023 | $1,815,401 | — | — | −$119,846 | $1,695,555 | $— | $33,663 | Verified |
| 2022 | $1,813,920 | — | — | −$118,365 | $1,695,555 | $— | $35,853 | Verified |
| 2021 | $1,815,270 | — | — | −$119,715 | $1,695,555 | $— | $39,483 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2024 | -4.7% | -4.7% | ~100% | 1.9800% | Verified |
| 2023 | +2.5% | +2.5% | ~100% | 1.8100% | Verified |
| 2022 | +0.1% | +0.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -2.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.4% | -0.6% | +2.5% | 2024 | -4.7% | 2025 |
| Assessment Ratio | 100.0% | 95.2% | — | 100.0% | 2025 | 91.1% | 2024 |
| 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 |
$36,298 | $36,091 | ~$33,979 | $39,483 | 2021 | $33,663 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,763,455 | ~$1,763,455 | ~2.0139% | ~$35,515 | -0.6% |
| 2027 | ~$1,753,270 | ~$1,753,270 | ~1.9814% | ~$34,739 | -1.2% |
| 2028 | ~$1,743,145 | ~$1,743,145 | ~1.9488% | ~$33,971 | -1.7% |
| 2029 | ~$1,733,078 | ~$1,733,078 | ~1.9163% | ~$33,211 | -2.3% |
| 2030 | ~$1,723,069 | ~$1,723,069 | ~1.8837% | ~$32,458 | -2.9% |
| 2026 | ~$1,727,981 | ~$1,727,981 | ~2.0465% | ~$35,363 | -2.6% |
| 2027 | ~$1,683,442 | ~$1,683,442 | ~2.0465% | ~$34,451 | -5.1% |
| 2028 | ~$1,640,051 | ~$1,640,051 | ~2.0465% | ~$33,563 | -7.5% |
| 2029 | ~$1,597,778 | ~$1,597,778 | ~2.0465% | ~$32,698 | -9.9% |
| 2030 | ~$1,556,595 | ~$1,556,595 | ~2.0465% | ~$31,855 | -12.2% |
| 2026 | ~$1,798,929 | ~$1,798,929 | ~1.9977% | ~$35,937 | +1.4% |
| 2027 | ~$1,824,518 | ~$1,824,518 | ~1.9488% | ~$35,557 | +2.9% |
| 2028 | ~$1,850,472 | ~$1,850,472 | ~1.9000% | ~$35,159 | +4.3% |
| 2029 | ~$1,876,794 | ~$1,876,794 | ~1.8512% | ~$34,743 | +5.8% |
| 2030 | ~$1,903,491 | ~$1,903,491 | ~1.8024% | ~$34,308 | +7.3% |
In 2025, this property's market value of $1,773,698 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +25% 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 | $1,773,698 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,860,627 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,815,401 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,813,920 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,815,270 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.