808 ED BLUESTEIN BLVD TX
| Owner | 3423 INVESTMENTS LLC |
|---|---|
| Parcel ID | 0201210109 |
| Short ID | 368577 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 23,170 SF |
| Acres | 0.532 |
| Year Built | — |
| Legal | 0.5319AC OF LOT 4 BLK A BEND AT BLUESTEIN THE |
| Neighborhood | 1EA1 |
| Land | $312,789 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $312,789 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $312,789 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $312,789 |
| Value Limitation Adjustment (−) (homestead cap) | −$132,789 |
| Net Appraised (assessed) | $180,000 |
| Taxable Value | $180,000 |
|---|
Appreciation: Market value has risen +275.0% from $83,410 (2021) to $312,789 (2025), a CAGR of 39.2% 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 Land/Vacant parcel countywide rose +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,684. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($180,000) is $132,789 below market value, suggesting potential for an upward assessment in future years.
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 ($312,789 land vs $0 improvements), about $13/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 $312,789, this parcel sits in the upper-middle (50th–75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, 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 +30.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,172,964 by 2031, with an estimated annual tax burden around $22,096. 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.
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% | $1,665.36 | $1,665.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $943.23 | $943.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $676.52 | $676.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $212.44 | $212.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $186.12 | $186.12 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $3,683.67 | $3,683.67 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $1,665.36 | 45.2% |
| CAT City of Austin | 0.5240% | $943.23 | 25.6% |
| TCO Travis County | 0.3758% | $676.52 | 18.4% |
| THD Travis Central Health | 0.1180% | $212.44 | 5.8% |
| ACT Austin Community College | 0.1034% | $186.12 | 5.1% |
| Total | 2.0465% | $3,683.67 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $312,789 | $312,789 | +0.0% |
| Assessed Value | $216,000 | $180,000 | +20.0% |
| Land Value | $312,789 | $312,789 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $216,000 | $180,000 | +20.0% |
| HS Cap Loss | -$96,789 | — | |
| Total Tax 2026 = estimate |
~$4,420
Estimated
|
~$3,684
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $312,789 | $312,789 | — | −$96,789 | $216,000 | $216,000 | Not yet — post-cert | Preliminary |
| 2025 | $312,789 | $312,789 | — | −$132,789 | $180,000 | $180,000 | ~$3,684 | Partial |
| 2024 | $312,789 | $312,789 | — | −$62,558 | $250,231 | $250,231 | $2,973 | Verified |
| 2023 | $208,526 | $208,526 | — | — | $208,526 | $208,526 | $2,344 | Verified |
| 2022 | $104,263 | $104,263 | — | — | $104,263 | $104,263 | $2,059 | Verified |
| 2021 | $83,410 | $83,410 | — | — | $83,410 | $83,410 | $1,816 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 69.1% | Not available | Partial |
| 2025 | +0.0% | -28.1% | 57.6% | Not available | Partial |
| 2024 | +50.0% | +20.0% | 80.0% | No billing data | Verified |
| 2023 | +100.0% ! | +100.0% | ~100% | No billing data | Verified |
| 2022 | +25.0% | +25.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +275.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +35.0% | +30.3% | +100.0% | 2023 | +0.0% | 2025 |
| Assessment Ratio | 69.1% | 84.4% | — | 100.0% | 2021 | 57.5% | 2025 |
| Effective Tax Rate (2025) | 1.1800% | 1.1800% | — | 1.1800% | 2025 | 1.1800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,684 | $2,575 | ~$14,309 | $3,684 | 2025 | $1,816 | 2021 |
Market value changed by 100% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$407,435 | ~$407,435 | ~2.0139% | ~$8,205 | +30.3% |
| 2028 | ~$530,719 | ~$530,719 | ~1.9814% | ~$10,516 | +69.7% |
| 2029 | ~$691,308 | ~$691,308 | ~1.9488% | ~$13,472 | +121.0% |
| 2030 | ~$900,488 | ~$900,488 | ~1.9163% | ~$17,256 | +187.9% |
| 2031 | ~$1,172,964 | ~$1,172,964 | ~1.8837% | ~$22,096 | +275.0% |
| 2027 | ~$401,179 | ~$401,179 | ~2.0465% | ~$8,210 | +28.3% |
| 2028 | ~$514,547 | ~$514,547 | ~2.0465% | ~$10,530 | +64.5% |
| 2029 | ~$659,951 | ~$659,951 | ~2.0465% | ~$13,506 | +111.0% |
| 2030 | ~$846,445 | ~$846,445 | ~2.0465% | ~$17,322 | +170.6% |
| 2031 | ~$1,085,639 | ~$1,085,639 | ~2.0465% | ~$22,217 | +247.1% |
| 2027 | ~$413,691 | ~$413,691 | ~1.9977% | ~$8,264 | +32.3% |
| 2028 | ~$547,142 | ~$547,142 | ~1.9488% | ~$10,663 | +74.9% |
| 2029 | ~$723,642 | ~$723,642 | ~1.9000% | ~$13,749 | +131.4% |
| 2030 | ~$957,080 | ~$957,080 | ~1.8512% | ~$17,717 | +206.0% |
| 2031 | ~$1,265,821 | ~$1,265,821 | ~1.8024% | ~$22,815 | +304.7% |
In 2025, this property's market value of $312,789 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× the county median of $84,423. 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 | $312,789 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $312,789 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $208,526 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $104,263 | $15,000 | $55,000 | $180,000 | ↑ Above median | +100.0% |
| 2021 | $83,410 | $8,000 | $22,000 | $81,900 | ↑ 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 | Coordinates cached from a prior lookup | — |