2203 RIVERSIDE FARMS RD TX 78741
| Owner | TEXAS IRON WORKERS TRAINING TRUST |
|---|---|
| Parcel ID | 0308100701 |
| Short ID | 551583 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 6,968 SF |
| Land SF | 90,947 SF |
| Acres | 2.088 |
| Year Built | 1975 |
| Legal | E440 FT OF LOT 15&16 RIVERSIDE FARMS (PRORATE 01/07/2021 THRU 12/31/2021) |
| Neighborhood | 00EXE |
| Land | $454,736 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $454,736 |
| Improvement | $1,071,700 |
|---|---|
| Total Improvement | $1,071,700 |
| Market | $1,526,436 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,526,436 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,526,436 |
| Taxable Value | $1,526,436 |
|---|
Appreciation: Market value has risen +72.1% from $887,203 (2021) to $1,526,436 (2025), a CAGR of 14.5% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader commercial market over the same period.
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 30% of market value ($454,736 land vs $1,071,700 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~51 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,526,436, 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 +14.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,007,794 by 2030, with an estimated annual tax burden around $0. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,400 SF | ✗ |
| 1ST | 1st Floor | 5,516 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,548 SF | ✗ |
| 581C | STORAGE ATT COMM | 2,017 SF | ✓ |
| 2ND | 2nd Floor | 1,452 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 800 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 390 SF | ✓ |
| 501 | CANOPY | 124 SF | ✗ |
| SO | Sketch Only | 124 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 86 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 58 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 250 | HALF BATHROOM | 2 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,586,399 | $1,526,436 | +3.9% |
| Assessed Value | $1,586,399 | $1,526,436 | +3.9% |
| Land Value | $454,736 | $454,736 | +0.0% |
| Improvement Value | $1,131,663 | $1,071,700 | +5.6% |
| Taxable Value | — | — | — |
| Exemptions | — | E | |
| Total Tax | Pending certification | — | |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,586,399 | $1,586,399 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,586,399 | $454,736 | $1,131,663 | — | $1,586,399 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,526,436 | $454,736 | $1,071,700 | — | $1,526,436 | $— | not in county billing file ⓘ | Partial |
| 2024 | $1,537,504 | — | — | — | — | $— | not in county billing file ⓘ | Partial |
| 2023 | $1,098,029 | — | — | — | — | $— | not in county billing file ⓘ | Partial |
| 2022 | $892,539 | — | — | — | — | $— | not in county billing file ⓘ | Partial |
| 2021 | $887,203 | — | — | — | — | $— | $20,283 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.9% | +3.9% | ~100% | Not available | Partial |
| 2025 | +2.1% | +2.1% | ~100% | Not available | Partial |
| 2024 | -2.7% | -2.7% | ~100% | No billing data | Verified |
| 2023 | +40.0% | +40.0% | ~100% | No billing data | Verified |
| 2022 | +23.0% | +23.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | 2.2900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +71.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.9% | +13.4% | +13.7% | +40.0% | 2024 | -0.7% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
|
Effective Tax Rate (2025)
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
| Tax Amount | $20,283 | $20,283 | — | $20,283 | 2021 | $20,283 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,748,206 | ~$1,748,206 | ~0.0000% | ~$0 | +14.5% |
| 2027 | ~$2,002,195 | ~$2,002,195 | ~0.0000% | ~$0 | +31.2% |
| 2028 | ~$2,293,086 | ~$2,293,086 | ~0.0000% | ~$0 | +50.2% |
| 2029 | ~$2,626,239 | ~$2,626,239 | ~0.0000% | ~$0 | +72.1% |
| 2030 | ~$3,007,794 | ~$3,007,794 | ~0.0000% | ~$0 | +97.0% |
| 2026 | ~$1,717,677 | ~$1,717,677 | ~0.0000% | ~$0 | +12.5% |
| 2027 | ~$1,932,877 | ~$1,932,877 | ~0.0000% | ~$0 | +26.6% |
| 2028 | ~$2,175,040 | ~$2,175,040 | ~0.0000% | ~$0 | +42.5% |
| 2029 | ~$2,447,541 | ~$2,447,541 | ~0.0000% | ~$0 | +60.3% |
| 2030 | ~$2,754,184 | ~$2,754,184 | ~0.0000% | ~$0 | +80.4% |
| 2026 | ~$1,778,734 | ~$1,778,734 | ~0.0000% | ~$0 | +16.5% |
| 2027 | ~$2,072,734 | ~$2,072,734 | ~0.0000% | ~$0 | +35.8% |
| 2028 | ~$2,415,328 | ~$2,415,328 | ~0.0000% | ~$0 | +58.2% |
| 2029 | ~$2,814,547 | ~$2,814,547 | ~0.0000% | ~$0 | +84.4% |
| 2030 | ~$3,279,752 | ~$3,279,752 | ~0.0000% | ~$0 | +114.9% |
In 2025, this property's market value of $1,526,436 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +8% 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 | $1,526,436 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,537,504 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,098,029 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $892,539 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $887,203 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below median | base yr |