2300 E CESAR CHAVEZ ST AUSTIN, TX 78702
| Owner | LAFAYETTE 2109 LLC |
|---|---|
| Parcel ID | 0202100728 |
| Short ID | 189458 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,321 SF |
| Land SF | 11,204 SF |
| Acres | 0.257 |
| Year Built | 1955 |
| Legal | LOT 3 OLT 25 DIV O JONES F H SUBD |
| Neighborhood | 32CEN |
| Land | $1,400,454 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,400,454 |
| Improvement | $40,516 |
|---|---|
| Total Improvement | $40,516 |
| Market | $1,440,970 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,440,970 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,440,970 |
| Taxable Value | $1,440,970 |
|---|
| Total Due | $9,070.15 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +76.3% from $817,217 (2021) to $1,440,970 (2025), a CAGR of 15.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 +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 $29,489. 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 97% of market value ($1,400,454 land vs $40,516 improvements), about $125/SF of land. With value concentrated in the land under a ~71-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 $1,440,970, 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 +12.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,549,085 by 2031, with an estimated annual tax burden around $43,787. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $9,070.15 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,321 SF | ✓ |
| 551 | PAVED AREA | 3,200 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 1,200 SF | ✗ |
| 501 | CANOPY | 1,134 SF | ✗ |
| 611 | TERRACE | 830 SF | ✗ |
| 327 | STORAGE COMM'L | 144 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 120 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +668 |
| Travis County | 0.3444% | 0.3758% | +452 |
| Austin ISD | 0.9505% | 0.9252% | -364 |
| Travis Central Health | 0.1080% | 0.1180% | +145 |
| Austin Community College | 0.1013% | 0.1034% | +30 |
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% | $13,313.63 | $9,747.95 | $3,565.68 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,540.60 | $5,521.06 | $2,019.54 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,408.41 | $3,959.91 | $1,448.50 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,698.35 | $1,243.49 | $454.86 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,487.93 | $1,089.43 | $398.50 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $29,448.92 | $21,561.84 | $7,887.08 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $13,313.63 | 45.2% |
| CAT City of Austin | 0.5240% | $7,540.60 | 25.6% |
| TCO Travis County | 0.3758% | $5,408.41 | 18.4% |
| THD Travis Central Health | 0.1180% | $1,698.35 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,487.93 | 5.1% |
| Total | 2.0465% | $29,448.92 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,443,314 | $1,440,970 | +0.2% |
| Assessed Value | $1,443,314 | $1,440,970 | +0.2% |
| Land Value | $1,400,454 | $1,400,454 | +0.0% |
| Improvement Value | $42,860 | $40,516 | +5.8% |
| Taxable Value | $1,443,314 | $1,440,970 | +0.2% |
| Total Tax 2026 = estimate |
~$29,537
Estimated
|
$29,449 | |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,443,314 | $1,400,454 | $42,860 | — | $1,443,314 | $1,443,314 | Not yet — post-cert | Preliminary |
| 2025 | $1,440,970 | $1,400,454 | $40,516 | — | $1,440,970 | $1,440,970 | $29,449 | Verified |
| 2024 | $820,191 | $700,375 | $119,816 | — | $820,191 | $820,191 | $16,255 | Verified |
| 2023 | $872,255 | $700,375 | $171,880 | — | $872,255 | $872,255 | $15,781 | Verified |
| 2022 | $813,026 | $616,330 | $196,696 | — | $813,026 | $813,026 | $15,985 | Verified |
| 2021 | $817,217 | $532,285 | $284,932 | — | $817,217 | $817,217 | $17,788 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | +75.7% ! | +75.7% | ~100% | 2.0400% | Verified |
| 2024 | -6.0% | -6.0% | ~100% | No billing data | Verified |
| 2023 | +7.3% | +7.3% | ~100% | No billing data | Verified |
| 2022 | -0.5% | -0.5% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +76.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +15.3% | +12.0% | +75.7% | 2025 | -6.0% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0400% | 2.0400% | — | 2.0400% | 2025 | 2.0400% | 2025 |
| Tax Amount | $29,449 | $19,052 | ~$37,659 | $29,449 | 2025 | $15,781 | 2023 |
Market value changed by 76% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,617,207 | ~$1,587,645 | ~2.0139% | ~$31,974 | +12.0% |
| 2028 | ~$1,812,050 | ~$1,746,410 | ~1.9814% | ~$34,603 | +25.5% |
| 2029 | ~$2,030,369 | ~$1,921,051 | ~1.9488% | ~$37,438 | +40.7% |
| 2030 | ~$2,274,990 | ~$2,113,156 | ~1.9163% | ~$40,494 | +57.6% |
| 2031 | ~$2,549,085 | ~$2,324,472 | ~1.8837% | ~$43,787 | +76.6% |
| 2027 | ~$1,588,340 | ~$1,587,645 | ~2.0465% | ~$32,491 | +10.0% |
| 2028 | ~$1,747,939 | ~$1,746,410 | ~2.0465% | ~$35,740 | +21.1% |
| 2029 | ~$1,923,575 | ~$1,921,051 | ~2.0465% | ~$39,314 | +33.3% |
| 2030 | ~$2,116,858 | ~$2,113,156 | ~2.0465% | ~$43,245 | +46.7% |
| 2031 | ~$2,329,563 | ~$2,324,472 | ~2.0465% | ~$47,570 | +61.4% |
| 2027 | ~$1,646,073 | ~$1,587,645 | ~1.9977% | ~$31,716 | +14.0% |
| 2028 | ~$1,877,316 | ~$1,746,410 | ~1.9488% | ~$34,035 | +30.1% |
| 2029 | ~$2,141,044 | ~$1,921,051 | ~1.9000% | ~$36,500 | +48.3% |
| 2030 | ~$2,441,821 | ~$2,113,156 | ~1.8512% | ~$39,119 | +69.2% |
| 2031 | ~$2,784,851 | ~$2,324,472 | ~1.8024% | ~$41,896 | +92.9% |
In 2025, this property's market value of $1,440,970 places it in the 50th–75th percentile for Commercial properties in Travis County (13595 comparable) — +4% 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 | $1,440,970 | $632,506 | $1,382,921 | $3,258,143 | ↑ Above median | -0.8% |
| 2024 | $820,191 | $647,500 | $1,401,787 | $3,362,090 | ↓ Below median | +0.0% |
| 2023 | $872,255 | $651,680 | $1,383,015 | $3,277,245 | ↓ Below median | +9.7% |
| 2022 | $813,026 | $535,964 | $1,190,250 | $2,842,216 | ↓ Below median | +3.3% |
| 2021 | $817,217 | $538,645 | $1,173,514 | $2,782,974 | ↓ Below 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 | Verified |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| TaxDelqOpenData ↗ | Delinquent-account status and balance due | As of June 20, 2026 — balance grows monthly (Tax Code §33.01) | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |