2224 E RIVERSIDE DR TX 78741
| Owner | KFC US PROPERTIES INC |
|---|---|
| Parcel ID | 0304080427 |
| Short ID | 507723 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 2,606 SF |
| Land SF | 31,885 SF |
| Acres | 0.732 |
| Year Built | 2000 |
| Legal | LOT 7B SLOAN-BRYAN SUBD RESUB OF LT 7B-RESUB OF LT 7 |
| Neighborhood | 33CEN |
| Land | $1,434,825 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,434,825 |
| Improvement | $473,326 |
|---|---|
| Total Improvement | $473,326 |
| Market | $1,908,151 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,908,151 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,908,151 |
| Taxable Value | $1,908,151 |
|---|
Appreciation: Market value has risen +15.9% from $1,646,000 (2021) to $1,908,151 (2025), a CAGR of 3.8% 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 $39,050. 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 75% of market value ($1,434,825 land vs $473,326 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 $1,908,151, 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 +3.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,295,310 by 2030, with an estimated annual tax burden around $43,238. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 17,480 SF | ✗ |
| 1ST | 1st Floor | 2,606 SF | ✓ |
| 501 | CANOPY | 92 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% | $17,654.21 | $17,654.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,999.04 | $9,999.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,171.69 | $7,171.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,252.06 | $2,252.06 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,973.03 | $1,973.03 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $39,050.03 | $39,050.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,930,916 | $1,908,151 | +1.2% |
| Assessed Value | $1,930,916 | $1,908,151 | +1.2% |
| Land Value | $1,434,825 | $1,434,825 | +0.0% |
| Improvement Value | $496,091 | $473,326 | +4.8% |
| Taxable Value | $1,930,916 | $1,908,151 | +1.2% |
| Total Tax 2026 = estimate |
~$39,516
Estimated
|
~$39,050
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,032,543 | $1,930,916 | -101,627 (-5.0%) |
| Taxable Value | $2,032,543 | $1,930,916 | -101,627 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,930,916 | $1,434,825 | $496,091 | — | $1,930,916 | $1,930,916 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,908,151 | $1,434,825 | $473,326 | — | $1,908,151 | $1,908,151 | ~$39,050 | Partial |
| 2024 | $1,800,000 | — | — | −$365,175 | $1,434,825 | $— | $38,645 | Verified |
| 2023 | $1,744,922 | — | — | −$310,097 | $1,434,825 | $— | $32,566 | Verified |
| 2022 | $1,809,461 | — | — | −$374,636 | $1,434,825 | $— | $34,461 | Verified |
| 2021 | $1,646,000 | — | — | −$211,175 | $1,434,825 | $— | $39,386 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.5% | +6.5% | ~100% | Not available | Partial |
| 2025 | -6.2% | -6.2% | ~100% | Not available | Partial |
| 2024 | +0.1% | +0.1% | ~100% | 1.9000% | Verified |
| 2023 | +16.5% | +16.5% | ~100% | 1.6000% | Verified |
| 2022 | -3.6% | -3.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.2% | +3.3% | +3.5% | +9.9% | 2022 | -3.6% | 2023 |
| Assessment Ratio | 100.0% | 88.1% | — | 100.0% | 2025 | 79.3% | 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 |
$39,050 | $36,822 | ~$41,551 | $39,386 | 2021 | $32,566 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,979,969 | ~$1,979,969 | ~2.0139% | ~$39,875 | +3.8% |
| 2027 | ~$2,054,491 | ~$2,054,491 | ~1.9814% | ~$40,707 | +7.7% |
| 2028 | ~$2,131,817 | ~$2,131,817 | ~1.9488% | ~$41,546 | +11.7% |
| 2029 | ~$2,212,054 | ~$2,212,054 | ~1.9163% | ~$42,389 | +15.9% |
| 2030 | ~$2,295,310 | ~$2,295,310 | ~1.8837% | ~$43,238 | +20.3% |
| 2026 | ~$1,941,806 | ~$1,941,806 | ~2.0465% | ~$39,739 | +1.8% |
| 2027 | ~$1,976,055 | ~$1,976,055 | ~2.0465% | ~$40,440 | +3.6% |
| 2028 | ~$2,010,908 | ~$2,010,908 | ~2.0465% | ~$41,153 | +5.4% |
| 2029 | ~$2,046,376 | ~$2,046,376 | ~2.0465% | ~$41,879 | +7.2% |
| 2030 | ~$2,082,469 | ~$2,082,469 | ~2.0465% | ~$42,617 | +9.1% |
| 2026 | ~$2,018,132 | ~$2,018,132 | ~1.9977% | ~$40,315 | +5.8% |
| 2027 | ~$2,134,453 | ~$2,134,453 | ~1.9488% | ~$41,597 | +11.9% |
| 2028 | ~$2,257,478 | ~$2,257,478 | ~1.9000% | ~$42,892 | +18.3% |
| 2029 | ~$2,387,593 | ~$2,387,593 | ~1.8512% | ~$44,199 | +25.1% |
| 2030 | ~$2,525,209 | ~$2,525,209 | ~1.8024% | ~$45,514 | +32.3% |
In 2025, this property's market value of $1,908,151 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +35% 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 | $1,908,151 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,800,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,744,922 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,809,461 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,646,000 | $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.