1604 CONGRESS AVE 3 78704
| Owner | GODFATHER SOCO LLC & |
|---|---|
| Parcel ID | 0400002804 |
| Short ID | 974852 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 3,920 SF |
| Land SF | 3,014 SF |
| Acres | 0.069 |
| Year Built | 1967 |
| Legal | CONDUIT ADDITION CONDOMINIUMS UNT 3 PLUS 14.5800 % INT IN COM AREA |
| Neighborhood | CEN |
| Land | $602,754 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $602,754 |
| Improvement | $425,246 |
|---|---|
| Total Improvement | $425,246 |
| Market | $1,028,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,028,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,028,000 |
| Taxable Value | $1,028,000 |
|---|
Appreciation: Market value has fallen -0.6% from $1,033,936 (2023) to $1,028,000 (2025), a CAGR of -0.3% over 2 years. Growth has been relatively flat for this asset class. 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 fell -0.0%, so this parcel has lagged 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 $21,038. Austin ISD is the largest single contributor, at 41.2% 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 59% of market value ($602,754 land vs $425,246 improvements), about $200/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,028,000, this parcel sits in the lower-middle (25th–50th 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 +0.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,054,664 by 2031, with an estimated annual tax burden around $19,867. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,920 SF | ✓ |
| 501 | CANOPY | 340 SF | ✗ |
| 611 | TERRACE | 24 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% | $9,511.06 | $9,511.06 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,386.89 | $5,386.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,863.69 | $3,863.69 | Paid |
| P6N | — | — | — | — | — | — | $2,056.00 | $2,056.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,213.28 | $1,213.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,062.95 | $1,062.95 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $23,093.87 | $23,093.87 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $9,511.06 | 41.2% |
| CAT City of Austin | 0.5240% | $5,386.89 | 23.3% |
| TCO Travis County | 0.3758% | $3,863.69 | 16.7% |
| P6N | — | $2,056.00 | 8.9% |
| THD Travis Central Health | 0.1180% | $1,213.28 | 5.3% |
| ACT Austin Community College | 0.1034% | $1,062.95 | 4.6% |
| Total | 2.0465% 5 of 6 | $23,093.87 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,041,661 | $1,028,000 | +1.3% |
| Assessed Value | $1,041,661 | $1,028,000 | +1.3% |
| Land Value | $602,754 | $602,754 | +0.0% |
| Improvement Value | $438,907 | $425,246 | +3.2% |
| Taxable Value | $1,041,661 | $1,028,000 | +1.3% |
| Total Tax 2026 = estimate |
~$21,317
Estimated
|
~$23,094
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,041,661 | $602,754 | $438,907 | — | $1,041,661 | $1,041,661 | Not yet — post-cert | Preliminary |
| 2025 | $1,028,000 | $602,754 | $425,246 | — | $1,028,000 | $1,028,000 | ~$23,094 | Partial |
| 2024 | $1,067,618 | $602,754 | $464,864 | — | $1,067,618 | $1,067,618 | $23,293 | Verified |
| 2023 | $1,033,936 | $602,754 | $431,182 | — | $1,033,936 | $1,033,936 | $20,774 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.3% | +1.3% | ~100% | Not available | Partial |
| 2025 | -3.7% | -3.7% | ~100% | Not available | Partial |
| 2024 | +3.3% | +3.3% | ~100% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.3% | +0.3% | +0.2% | +3.3% | 2024 | -3.7% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2023 | 100.0% | 2023 |
| Effective Tax Rate (2025) | 2.2500% | 2.2500% | — | 2.2500% | 2025 | 2.2500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$23,094 | $22,387 | ~$20,450 | $23,293 | 2024 | $20,774 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,044,249 | ~$1,044,249 | ~2.0139% | ~$21,031 | +0.2% |
| 2028 | ~$1,046,843 | ~$1,046,843 | ~1.9814% | ~$20,742 | +0.5% |
| 2029 | ~$1,049,444 | ~$1,049,444 | ~1.9488% | ~$20,452 | +0.7% |
| 2030 | ~$1,052,051 | ~$1,052,051 | ~1.9163% | ~$20,160 | +1.0% |
| 2031 | ~$1,054,664 | ~$1,054,664 | ~1.8837% | ~$19,867 | +1.2% |
| 2027 | ~$1,023,416 | ~$1,023,416 | ~2.0465% | ~$20,944 | -1.8% |
| 2028 | ~$1,005,490 | ~$1,005,490 | ~2.0465% | ~$20,577 | -3.5% |
| 2029 | ~$987,878 | ~$987,878 | ~2.0465% | ~$20,217 | -5.2% |
| 2030 | ~$970,575 | ~$970,575 | ~2.0465% | ~$19,863 | -6.8% |
| 2031 | ~$953,574 | ~$953,574 | ~2.0465% | ~$19,515 | -8.5% |
| 2027 | ~$1,065,082 | ~$1,065,082 | ~1.9977% | ~$21,277 | +2.2% |
| 2028 | ~$1,089,030 | ~$1,089,030 | ~1.9488% | ~$21,223 | +4.5% |
| 2029 | ~$1,113,516 | ~$1,113,516 | ~1.9000% | ~$21,157 | +6.9% |
| 2030 | ~$1,138,552 | ~$1,138,552 | ~1.8512% | ~$21,077 | +9.3% |
| 2031 | ~$1,164,152 | ~$1,164,152 | ~1.8024% | ~$20,982 | +11.8% |
In 2025, this property's market value of $1,028,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13595 comparable) — -26% below 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 | $1,028,000 | $632,506 | $1,382,921 | $3,258,143 | ↓ Below median | -0.8% |
| 2024 | $1,067,618 | $647,500 | $1,401,787 | $3,362,090 | ↓ Below median | +0.0% |
| 2023 | $1,033,936 | $651,680 | $1,383,015 | $3,277,245 | ↓ Below median | +9.7% |
| 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 | 2023–2024 | 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 | 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 | — |