1610 LAVACA ST TX 78701
| Owner | 1610 LAVACA SERIES, FCDE LLC |
|---|---|
| Parcel ID | 0210022210 |
| Short ID | 199847 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,736 SF |
| Land SF | 4,672 SF |
| Acres | 0.107 |
| Year Built | 1969 |
| Legal | CEN 36.5' OF S143.5' OF E128' OLT 37 DIVISION E |
| Neighborhood | 20CEN |
| Land | $2,336,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,336,000 |
| Improvement | $38,312 |
|---|---|
| Total Improvement | $38,312 |
| Market | $2,374,312 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,374,312 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,374,312 |
| Taxable Value | $2,374,312 |
|---|
Appreciation: Market value has risen +178.7% from $851,786 (2021) to $2,374,312 (2025), a CAGR of 29.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 $48,590. 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 ($2,336,000 land vs $38,312 improvements), about $500/SF of land. With value concentrated in the land under a ~57-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 $2,374,312, 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 +22.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $6,634,350 by 2031, with an estimated annual tax burden around $72,119. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,736 SF | ✓ |
| 551 | PAVED AREA | 1,224 SF | ✗ |
| 327 | STORAGE COMM'L | 360 SF | ✓ |
| 501 | CANOPY | 324 SF | ✗ |
| 407 | LOADING DOCK | 72 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% | $21,967.13 | $21,967.13 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,441.80 | $12,441.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,923.73 | $8,923.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,802.23 | $2,802.23 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,455.04 | $2,455.04 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $48,589.93 | $48,589.93 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $21,967.13 | 45.2% |
| CAT City of Austin | 0.5240% | $12,441.80 | 25.6% |
| TCO Travis County | 0.3758% | $8,923.73 | 18.4% |
| THD Travis Central Health | 0.1180% | $2,802.23 | 5.8% |
| ACT Austin Community College | 0.1034% | $2,455.04 | 5.1% |
| Total | 2.0465% | $48,589.93 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,377,193 | $2,374,312 | +0.1% |
| Assessed Value | $2,377,193 | $2,374,312 | +0.1% |
| Land Value | $2,336,000 | $2,336,000 | +0.0% |
| Improvement Value | $41,193 | $38,312 | +7.5% |
| Taxable Value | $2,377,193 | $2,374,312 | +0.1% |
| Total Tax 2026 = estimate |
~$48,649
Estimated
|
~$48,590
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,377,193 | $2,336,000 | $41,193 | — | $2,377,193 | $2,377,193 | Not yet — post-cert | Preliminary |
| 2025 | $2,374,312 | $2,336,000 | $38,312 | — | $2,374,312 | $2,374,312 | ~$48,590 | Partial |
| 2024 | $2,373,765 | $2,336,000 | $37,765 | −$3,765 | $2,370,000 | $2,370,000 | $46,969 | Verified |
| 2023 | $2,413,063 | $2,336,000 | $77,063 | — | $2,413,063 | $2,413,063 | $35,733 | Verified |
| 2022 | $877,556 | $700,800 | $176,756 | — | $877,556 | $877,556 | $17,331 | Verified |
| 2021 | $851,786 | $700,800 | $150,986 | — | $851,786 | $851,786 | $18,892 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.2% | ~100% | Not available | Partial |
| 2024 | -1.6% | -1.8% | ~100% | No billing data | Verified |
| 2023 | +175.0% ! | +175.0% | ~100% | No billing data | Verified |
| 2022 | +3.0% | +3.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +178.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +35.3% | +22.8% | +175.0% | 2023 | -1.6% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 99.8% | 2024 |
| 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 |
$48,590 | $33,503 | ~$62,027 | $48,590 | 2025 | $17,331 | 2022 |
Market value changed by 175% 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 | ~$2,918,846 | ~$2,614,912 | ~2.0139% | ~$52,663 | +22.8% |
| 2028 | ~$3,583,918 | ~$2,876,404 | ~1.9814% | ~$56,993 | +50.8% |
| 2029 | ~$4,400,528 | ~$3,164,044 | ~1.9488% | ~$61,662 | +85.1% |
| 2030 | ~$5,403,207 | ~$3,480,448 | ~1.9163% | ~$66,696 | +127.3% |
| 2031 | ~$6,634,350 | ~$3,828,493 | ~1.8837% | ~$72,119 | +179.1% |
| 2027 | ~$2,871,302 | ~$2,614,912 | ~2.0465% | ~$53,514 | +20.8% |
| 2028 | ~$3,468,115 | ~$2,876,404 | ~2.0465% | ~$58,865 | +45.9% |
| 2029 | ~$4,188,977 | ~$3,164,044 | ~2.0465% | ~$64,752 | +76.2% |
| 2030 | ~$5,059,673 | ~$3,480,448 | ~2.0465% | ~$71,227 | +112.8% |
| 2031 | ~$6,111,347 | ~$3,828,493 | ~2.0465% | ~$78,350 | +157.1% |
| 2027 | ~$2,966,390 | ~$2,614,912 | ~1.9977% | ~$52,237 | +24.8% |
| 2028 | ~$3,701,622 | ~$2,876,404 | ~1.9488% | ~$56,056 | +55.7% |
| 2029 | ~$4,619,085 | ~$3,164,044 | ~1.9000% | ~$60,117 | +94.3% |
| 2030 | ~$5,763,944 | ~$3,480,448 | ~1.8512% | ~$64,430 | +142.5% |
| 2031 | ~$7,192,562 | ~$3,828,493 | ~1.8024% | ~$69,004 | +202.6% |
In 2025, this property's market value of $2,374,312 places it in the 50th–75th percentile for Commercial properties in Travis County (13595 comparable) — +72% 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 | $2,374,312 | $632,506 | $1,382,921 | $3,258,143 | ↑ Above median | -0.8% |
| 2024 | $2,373,765 | $647,500 | $1,401,787 | $3,362,090 | ↑ Above median | +0.0% |
| 2023 | $2,413,063 | $651,680 | $1,383,015 | $3,277,245 | ↑ Above median | +9.7% |
| 2022 | $877,556 | $535,964 | $1,190,250 | $2,842,216 | ↓ Below median | +3.3% |
| 2021 | $851,786 | $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 | 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 | — |