1417 S 1 ST TX 78704
| Owner | MML SOUTH FIRST LP & ETAL |
|---|---|
| Parcel ID | 0101000102 |
| Short ID | 100830 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,011 SF |
| Land SF | 31,960 SF |
| Acres | 0.734 |
| Year Built | 2012 |
| Legal | LOT 12-14 BLK 1 BOULDIN D W |
| Neighborhood | 32CEN |
| Land | $4,645,382 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,645,382 |
| Improvement | $105,985 |
|---|---|
| Total Improvement | $105,985 |
| Market | $4,751,367 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,751,367 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,751,367 |
| Taxable Value | $4,751,367 |
|---|
Appreciation: Market value has risen +64.5% from $2,887,609 (2021) to $4,751,367 (2025), a CAGR of 13.3% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Commercial parcel countywide rose +17.8%, so this parcel has outpaced 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 $97,236. 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 98% of market value ($4,645,382 land vs $105,985 improvements), about $145/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 $4,751,367, this parcel sits in the top quartile (≥75th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). 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 +10.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $7,836,785 by 2031, with an estimated annual tax burden around $144,319. 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 | 13,200 SF | ✗ |
| 1ST | 1st Floor | 4,011 SF | ✓ |
| 611 | TERRACE | 476 SF | ✗ |
| 327 | STORAGE COMM'L | 125 SF | ✓ |
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.
| 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% | $43,959.65 | $43,959.65 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $24,897.97 | $24,897.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $17,857.78 | $17,857.78 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,607.71 | $5,607.71 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,912.91 | $4,912.91 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $97,236.02 | $97,236.02 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $43,959.65 | 45.2% |
| CAT City of Austin | 0.5240% | $24,897.97 | 25.6% |
| TCO Travis County | 0.3758% | $17,857.78 | 18.4% |
| THD Travis Central Health | 0.1180% | $5,607.71 | 5.8% |
| ACT Austin Community College | 0.1034% | $4,912.91 | 5.1% |
| Total | 2.0465% | $97,236.02 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,757,055 | $4,751,367 | +0.1% |
| Assessed Value | $4,757,055 | $4,751,367 | +0.1% |
| Land Value | $4,645,382 | $4,645,382 | +0.0% |
| Improvement Value | $111,673 | $105,985 | +5.4% |
| Taxable Value | $4,757,055 | $4,751,367 | +0.1% |
| Total Tax 2026 = estimate |
~$97,352
Estimated
|
~$97,236
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $4,757,055 | $4,645,382 | $111,673 | — | $4,757,055 | $4,757,055 | Not yet — post-cert | Preliminary |
| 2025 | $4,751,367 | $4,645,382 | $105,985 | — | $4,751,367 | $4,751,367 | ~$97,236 | Partial |
| 2024 | $4,000,000 | $4,645,382 | — | — | $4,000,000 | $4,000,000 | $79,273 | Verified |
| 2023 | $4,000,000 | $4,645,382 | — | — | $4,000,000 | $4,000,000 | $72,370 | Verified |
| 2022 | $2,887,615 | $2,732,577 | $155,038 | — | $2,887,615 | $2,887,615 | $57,028 | Verified |
| 2021 | $2,887,609 | $2,732,577 | $155,032 | — | $2,887,609 | $2,887,609 | $62,854 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | +18.8% | +18.8% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +38.5% | +38.5% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +64.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +11.5% | +10.5% | +38.5% | 2023 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| 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 |
$97,236 | $73,752 | ~$124,122 | $97,236 | 2025 | $57,028 | 2022 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$5,256,518 | ~$5,232,760 | ~2.0139% | ~$105,384 | +10.5% |
| 2028 | ~$5,808,421 | ~$5,756,037 | ~1.9814% | ~$114,049 | +22.1% |
| 2029 | ~$6,418,271 | ~$6,331,640 | ~1.9488% | ~$123,394 | +34.9% |
| 2030 | ~$7,092,151 | ~$6,964,804 | ~1.9163% | ~$133,466 | +49.1% |
| 2031 | ~$7,836,785 | ~$7,661,285 | ~1.8837% | ~$144,319 | +64.7% |
| 2027 | ~$5,161,377 | ~$5,161,377 | ~2.0465% | ~$105,627 | +8.5% |
| 2028 | ~$5,600,063 | ~$5,600,063 | ~2.0465% | ~$114,604 | +17.7% |
| 2029 | ~$6,076,035 | ~$6,076,035 | ~2.0465% | ~$124,345 | +27.7% |
| 2030 | ~$6,592,463 | ~$6,592,463 | ~2.0465% | ~$134,914 | +38.6% |
| 2031 | ~$7,152,783 | ~$7,152,783 | ~2.0465% | ~$146,381 | +50.4% |
| 2027 | ~$5,351,659 | ~$5,232,760 | ~1.9977% | ~$104,533 | +12.5% |
| 2028 | ~$6,020,585 | ~$5,756,037 | ~1.9488% | ~$112,176 | +26.6% |
| 2029 | ~$6,773,122 | ~$6,331,640 | ~1.9000% | ~$120,302 | +42.4% |
| 2030 | ~$7,619,722 | ~$6,964,804 | ~1.8512% | ~$128,932 | +60.2% |
| 2031 | ~$8,572,143 | ~$7,661,285 | ~1.8024% | ~$138,085 | +80.2% |
In 2025, this property's market value of $4,751,367 places it in the top 25% for Commercial properties in Travis County (13595 comparable) — 3× the county median of $1,382,921. 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 | $4,751,367 | $632,506 | $1,382,921 | $3,258,143 | ↑ Top 25% | -0.8% |
| 2024 | $4,000,000 | $647,500 | $1,401,787 | $3,362,090 | ↑ Top 25% | +0.0% |
| 2023 | $4,000,000 | $651,680 | $1,383,015 | $3,277,245 | ↑ Top 25% | +9.7% |
| 2022 | $2,887,615 | $535,964 | $1,190,250 | $2,842,216 | ↑ Top 25% | +3.3% |
| 2021 | $2,887,609 | $538,645 | $1,173,514 | $2,782,974 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |