2501 RIVERSIDE DR 78741
| Owner | RDP RIVERSIDE LLC |
|---|---|
| Parcel ID | 0306070117 |
| Short ID | 968078 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 7,368 SF |
| Land SF | 45,384 SF |
| Acres | 1.042 |
| Year Built | 1994 |
| Legal | RDP SUBD LOT 2B |
| Neighborhood | AUTO |
| Land | $2,269,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,269,200 |
| Improvement | $102,659 |
|---|---|
| Total Improvement | $102,659 |
| Market | $2,371,859 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,371,859 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,371,859 |
| Taxable Value | $2,371,859 |
|---|
Appreciation: Market value has fallen -4.0% from $2,470,573 (2024) to $2,371,859 (2025), a CAGR of -4.0% over 1 year. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 fell -1.5%, 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 $48,540. 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 ($2,269,200 land vs $102,659 improvements), about $50/SF of land. With value concentrated in the land under a ~32-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 $2,371,859, 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 -4.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,934,393 by 2030, with an estimated annual tax burden around $36,439. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 16,000 SF | ✗ |
| 1ST | 1st Floor | 7,368 SF | ✓ |
| 501 | CANOPY | 172 SF | ✗ |
| 482 | LIGHT POLES | 3 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% | $21,944.44 | $21,944.44 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,428.94 | $12,428.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,914.51 | $8,914.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,799.34 | $2,799.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,452.50 | $2,452.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $48,539.73 | $48,539.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,260,083 | $2,371,859 | -4.7% |
| Assessed Value | $2,260,083 | $2,371,859 | -4.7% |
| Land Value | $2,269,200 | $2,269,200 | +0.0% |
| Improvement Value | — | $102,659 | — |
| Taxable Value | $2,260,083 | $2,371,859 | -4.7% |
| Total Tax 2026 = estimate |
~$46,252
Estimated
|
~$48,540
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,379,035 | $2,260,083 | -118,952 (-5.0%) |
| Taxable Value | $2,379,035 | $2,260,083 | -118,952 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,260,083 | $2,269,200 | — | — | $2,260,083 | $2,260,083 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,371,859 | $2,269,200 | $102,659 | — | $2,371,859 | $2,371,859 | ~$48,540 | Partial |
| 2024 | $2,470,573 | — | — | −$201,373 | $2,269,200 | $— | $48,985 | Verified |
| 2023 | $— | — | — | — | $2,269,200 | $— | $44,699 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | -4.0% | -4.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | base year | — | ~100% | 1.8100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -4.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.7% | -4.3% | -3.0% | -4.0% | 2025 | -4.7% | 2026 |
| Assessment Ratio | 100.0% | 97.3% | — | 100.0% | 2025 | 91.8% | 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 |
$48,540 | $48,762 | ~$41,025 | $48,985 | 2024 | $48,540 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,277,089 | ~$2,277,089 | ~2.0139% | ~$45,859 | -4.0% |
| 2027 | ~$2,186,106 | ~$2,186,106 | ~1.9814% | ~$43,315 | -7.8% |
| 2028 | ~$2,098,758 | ~$2,098,758 | ~1.9488% | ~$40,901 | -11.5% |
| 2029 | ~$2,014,900 | ~$2,014,900 | ~1.9163% | ~$38,611 | -15.0% |
| 2030 | ~$1,934,393 | ~$1,934,393 | ~1.8837% | ~$36,439 | -18.4% |
| 2026 | ~$2,253,266 | ~$2,253,266 | ~2.0465% | ~$46,113 | -5.0% |
| 2027 | ~$2,140,603 | ~$2,140,603 | ~2.0465% | ~$43,807 | -9.7% |
| 2028 | ~$2,033,573 | ~$2,033,573 | ~2.0465% | ~$41,617 | -14.3% |
| 2029 | ~$1,931,894 | ~$1,931,894 | ~2.0465% | ~$39,536 | -18.5% |
| 2030 | ~$1,835,299 | ~$1,835,299 | ~2.0465% | ~$37,559 | -22.6% |
| 2026 | ~$2,324,526 | ~$2,324,526 | ~1.9977% | ~$46,436 | -2.0% |
| 2027 | ~$2,278,138 | ~$2,278,138 | ~1.9488% | ~$44,397 | -4.0% |
| 2028 | ~$2,232,676 | ~$2,232,676 | ~1.9000% | ~$42,421 | -5.9% |
| 2029 | ~$2,188,121 | ~$2,188,121 | ~1.8512% | ~$40,506 | -7.7% |
| 2030 | ~$2,144,455 | ~$2,144,455 | ~1.8024% | ~$38,651 | -9.6% |
In 2025, this property's market value of $2,371,859 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +67% 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 | $2,371,859 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,470,573 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
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.