4827 E CESAR CHAVEZ ST TX 78702
| Owner | LAFITTE VENTURES LLC |
|---|---|
| Parcel ID | 0200140103 |
| Short ID | 187717 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,002 SF |
| Land SF | 24,916 SF |
| Acres | 0.572 |
| Year Built | 1945 |
| Legal | ACR .572 OF LOT 2 BLK 3 DEETS E H ET AL ESTATE |
| Neighborhood | 32CEN |
| Land | $1,793,952 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,793,952 |
| Improvement | $72,220 |
|---|---|
| Total Improvement | $72,220 |
| Market | $1,866,172 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,866,172 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,866,172 |
| Taxable Value | $1,866,172 |
|---|
Appreciation: Market value has risen +33.3% from $1,400,000 (2021) to $1,866,172 (2025), a CAGR of 7.4% over 4 years. This represents moderate, steady growth. 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 $38,191. 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 ($1,793,952 land vs $72,220 improvements), about $72/SF of land. With value concentrated in the land under a ~81-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 $1,866,172, this parcel sits in the upper-middle (50th–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 +6.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,498,438 by 2031, with an estimated annual tax burden around $47,064. 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 | 3,002 SF | ✓ |
| 501 | CANOPY | 576 SF | ✗ |
| 611 | TERRACE | 198 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% | $17,265.82 | $17,265.82 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,779.06 | $9,779.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,013.91 | $7,013.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,202.51 | $2,202.51 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,929.62 | $1,929.62 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $38,190.92 | $38,190.92 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $17,265.82 | 45.2% |
| CAT City of Austin | 0.5240% | $9,779.06 | 25.6% |
| TCO Travis County | 0.3758% | $7,013.91 | 18.4% |
| THD Travis Central Health | 0.1180% | $2,202.51 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,929.62 | 5.1% |
| Total | 2.0465% | $38,190.92 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,870,244 | $1,866,172 | +0.2% |
| Assessed Value | $1,870,244 | $1,866,172 | +0.2% |
| Land Value | $1,793,952 | $1,793,952 | +0.0% |
| Improvement Value | $76,292 | $72,220 | +5.6% |
| Taxable Value | $1,870,244 | $1,866,172 | +0.2% |
| Total Tax 2026 = estimate |
~$38,274
Estimated
|
~$38,191
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,870,244 | $1,793,952 | $76,292 | — | $1,870,244 | $1,870,244 | Not yet — post-cert | Preliminary |
| 2025 | $1,866,172 | $1,793,952 | $72,220 | — | $1,866,172 | $1,866,172 | ~$38,191 | Partial |
| 2024 | $1,900,000 | $1,793,952 | $106,048 | — | $1,900,000 | $1,900,000 | $37,654 | Verified |
| 2023 | $1,875,000 | $1,793,952 | $81,048 | — | $1,875,000 | $1,875,000 | $33,923 | Verified |
| 2022 | $1,609,352 | $1,233,342 | $376,010 | — | $1,609,352 | $1,609,352 | $31,783 | Verified |
| 2021 | $1,400,000 | $1,121,220 | $278,780 | — | $1,400,000 | $1,400,000 | $30,474 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -1.8% | -1.8% | ~100% | Not available | Partial |
| 2024 | +1.3% | +1.3% | ~100% | No billing data | Verified |
| 2023 | +16.5% | +16.5% | ~100% | No billing data | Verified |
| 2022 | +15.0% | +15.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +6.2% | +6.0% | +16.5% | 2023 | -1.8% | 2025 |
| 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 |
$38,191 | $34,405 | ~$43,426 | $38,191 | 2025 | $30,474 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,981,766 | ~$1,981,766 | ~2.0139% | ~$39,912 | +6.0% |
| 2028 | ~$2,099,937 | ~$2,099,937 | ~1.9814% | ~$41,608 | +12.3% |
| 2029 | ~$2,225,156 | ~$2,225,156 | ~1.9488% | ~$43,365 | +19.0% |
| 2030 | ~$2,357,841 | ~$2,357,841 | ~1.9163% | ~$45,183 | +26.1% |
| 2031 | ~$2,498,438 | ~$2,498,438 | ~1.8837% | ~$47,064 | +33.6% |
| 2027 | ~$1,944,361 | ~$1,944,361 | ~2.0465% | ~$39,791 | +4.0% |
| 2028 | ~$2,021,415 | ~$2,021,415 | ~2.0465% | ~$41,368 | +8.1% |
| 2029 | ~$2,101,523 | ~$2,101,523 | ~2.0465% | ~$43,007 | +12.4% |
| 2030 | ~$2,184,805 | ~$2,184,805 | ~2.0465% | ~$44,712 | +16.8% |
| 2031 | ~$2,271,388 | ~$2,271,388 | ~2.0465% | ~$46,484 | +21.4% |
| 2027 | ~$2,019,171 | ~$2,019,171 | ~1.9977% | ~$40,336 | +8.0% |
| 2028 | ~$2,179,956 | ~$2,179,956 | ~1.9488% | ~$42,484 | +16.6% |
| 2029 | ~$2,353,545 | ~$2,353,545 | ~1.9000% | ~$44,718 | +25.8% |
| 2030 | ~$2,540,957 | ~$2,540,957 | ~1.8512% | ~$47,038 | +35.9% |
| 2031 | ~$2,743,292 | ~$2,743,292 | ~1.8024% | ~$49,444 | +46.7% |
In 2025, this property's market value of $1,866,172 places it in the 50th–75th percentile for Commercial properties in Travis County (13595 comparable) — +35% above 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 | $1,866,172 | $632,506 | $1,382,921 | $3,258,143 | ↑ Above median | -0.8% |
| 2024 | $1,900,000 | $647,500 | $1,401,787 | $3,362,090 | ↑ Above median | +0.0% |
| 2023 | $1,875,000 | $651,680 | $1,383,015 | $3,277,245 | ↑ Above median | +9.7% |
| 2022 | $1,609,352 | $535,964 | $1,190,250 | $2,842,216 | ↑ Above median | +3.3% |
| 2021 | $1,400,000 | $538,645 | $1,173,514 | $2,782,974 | ↑ Above median | 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 | — |