7409 E RIVERSIDE DR TX 78741
| Owner | 7409 E RIVERSIDE LLC |
|---|---|
| Parcel ID | 0312180116 |
| Short ID | 291637 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 26,746 SF |
| Acres | 0.614 |
| Year Built | — |
| Legal | ABS 24 DELVALLE S ACR .6140 |
| Neighborhood | 1SE1 |
| Land | $534,917 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $534,917 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $534,917 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $534,917 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $534,917 |
| Taxable Value | $534,917 |
|---|
Appreciation: Market value has risen +33.3% from $401,188 (2021) to $534,917 (2025), a CAGR of 7.5% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,074. Del Valle ISD is the largest single contributor, at 45.8% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($534,917 land vs $0 improvements), about $20/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 $534,917, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +7.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $766,407 by 2030, with an estimated annual tax burden around $13,502. 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.
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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $5,075.83 | $5,075.83 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,803.06 | $2,803.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,010.46 | $2,010.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $631.33 | $631.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $553.10 | $553.10 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $11,073.78 | $11,073.78 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $534,917 | $534,917 | +0.0% |
| Assessed Value | $534,917 | $534,917 | +0.0% |
| Land Value | $534,917 | $534,917 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $534,917 | $534,917 | +0.0% |
| Total Tax 2026 = estimate |
~$11,074
Estimated
|
~$11,074
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $534,917 | $534,917 | +0 (+0.0%) |
| Taxable Value | $534,917 | $534,917 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $534,917 | $534,917 | — | — | $534,917 | $534,917 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $534,917 | $534,917 | — | — | $534,917 | $534,917 | ~$11,074 | Partial |
| 2024 | $— | — | — | — | $534,917 | $— | $9,764 | Verified |
| 2023 | $— | — | — | — | $401,188 | $— | $7,833 | Verified |
| 2022 | $— | — | — | — | $401,188 | $— | $8,677 | Verified |
| 2021 | $401,188 | — | — | — | $401,188 | $— | $9,295 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +11.1% | ~100% | Not available | Partial |
| 2024 | +33.3% | +20.0% | 90.0% | 1.8300% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.9500% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +16.6% | +7.5% | +33.3% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,074 | $10,185 | ~$12,518 | $11,074 | 2025 | $9,295 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$574,806 | ~$574,806 | ~2.0085% | ~$11,545 | +7.5% |
| 2027 | ~$617,669 | ~$617,669 | ~1.9468% | ~$12,025 | +15.5% |
| 2028 | ~$663,728 | ~$663,728 | ~1.8851% | ~$12,512 | +24.1% |
| 2029 | ~$713,222 | ~$713,222 | ~1.8234% | ~$13,005 | +33.3% |
| 2030 | ~$766,407 | ~$766,407 | ~1.7617% | ~$13,502 | +43.3% |
| 2026 | ~$564,107 | ~$564,107 | ~2.0702% | ~$11,678 | +5.5% |
| 2027 | ~$594,890 | ~$594,890 | ~2.0702% | ~$12,315 | +11.2% |
| 2028 | ~$627,354 | ~$627,354 | ~2.0702% | ~$12,987 | +17.3% |
| 2029 | ~$661,588 | ~$661,588 | ~2.0702% | ~$13,696 | +23.7% |
| 2030 | ~$697,691 | ~$697,691 | ~2.0702% | ~$14,443 | +30.4% |
| 2026 | ~$585,504 | ~$585,504 | ~1.9776% | ~$11,579 | +9.5% |
| 2027 | ~$640,875 | ~$640,875 | ~1.8851% | ~$12,081 | +19.8% |
| 2028 | ~$701,482 | ~$701,482 | ~1.7925% | ~$12,574 | +31.1% |
| 2029 | ~$767,821 | ~$767,821 | ~1.7000% | ~$13,053 | +43.5% |
| 2030 | ~$840,434 | ~$840,434 | ~1.6074% | ~$13,510 | +57.1% |
In 2025, this property's market value of $534,917 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $534,917 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $401,188 | $6,000 | $14,480 | $80,000 | ↑ 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.