3613 S CONGRESS AVE TX 78704
| Owner | CMG PARTNERSHIP LTD |
|---|---|
| Parcel ID | 0409020102 |
| Short ID | 312545 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 4,684 SF |
| Land SF | 76,680 SF |
| Acres | 1.760 |
| Year Built | 1954 |
| Legal | LOT 22 * & S 98.79FT AV LOT 23 WOODWARD INDUSTRIAL DISTRICT |
| Neighborhood | 31CEN |
| Land | $9,201,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,201,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $7,800,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,800,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,800,000 |
| Taxable Value | $7,800,000 |
|---|
Appreciation: Market value has risen +42.1% from $5,490,672 (2021) to $7,800,000 (2025), a CAGR of 9.2% 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 $159,626. 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 118% of market value ($9,201,600 land vs $0 improvements), about $120/SF of land. With value concentrated in the land under a ~72-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 $7,800,000, this parcel sits in the top quartile (≥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 +11.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $15,714,482 by 2031, with an estimated annual tax burden around $281,804. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 18,825 SF | ✗ |
| 1ST | 1st Floor | 4,684 SF | ✓ |
| 611 | TERRACE | 330 SF | ✗ |
| 327 | STORAGE COMM'L | 312 SF | ✓ |
| 501 | CANOPY | 153 SF | ✗ |
| 482 | LIGHT POLES | 3 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% | $72,165.60 | $72,165.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $40,873.33 | $40,873.33 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $29,315.91 | $29,315.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,205.79 | $9,205.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,065.20 | $8,065.20 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $159,625.83 | $159,625.83 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $72,165.60 | 45.2% |
| CAT City of Austin | 0.5240% | $40,873.33 | 25.6% |
| TCO Travis County | 0.3758% | $29,315.91 | 18.4% |
| THD Travis Central Health | 0.1180% | $9,205.79 | 5.8% |
| ACT Austin Community College | 0.1034% | $8,065.20 | 5.1% |
| Total | 2.0465% | $159,625.83 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $9,288,868 | $7,800,000 | +19.1% |
| Assessed Value | $9,288,868 | $7,800,000 | +19.1% |
| Land Value | $9,201,600 | $9,201,600 | +0.0% |
| Improvement Value | $87,268 | — | — |
| Taxable Value | $9,288,868 | $7,800,000 | +19.1% |
| Total Tax 2026 = estimate |
~$190,095
Estimated
|
~$159,626
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $9,288,868 | $9,201,600 | $87,268 | — | $9,288,868 | $9,288,868 | Not yet — post-cert | Preliminary |
| 2025 | $7,800,000 | $9,201,600 | — | — | $7,800,000 | $7,800,000 | ~$159,626 | Partial |
| 2024 | $9,366,175 | $9,201,600 | $164,575 | — | $9,366,175 | $9,366,175 | $185,620 | Verified |
| 2023 | $7,761,000 | $9,201,600 | — | — | $7,761,000 | $7,761,000 | $140,416 | Verified |
| 2022 | $5,490,671 | $5,367,600 | $123,071 | — | $5,490,671 | $5,490,671 | $108,437 | Verified |
| 2021 | $5,490,672 | $5,367,600 | $123,072 | — | $5,490,672 | $5,490,672 | $119,514 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +19.1% | +19.1% | ~100% | Not available | Partial |
| 2025 | -16.7% | -16.7% | ~100% | Not available | Partial |
| 2024 | +20.7% | +20.7% | ~100% | No billing data | Verified |
| 2023 | +41.3% | +41.3% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +42.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +19.1% | +12.9% | +11.1% | +41.3% | 2023 | -16.7% | 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 |
$159,626 | $142,722 | ~$242,368 | $185,620 | 2024 | $108,437 | 2022 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$10,318,825 | ~$10,217,755 | ~2.0139% | ~$205,779 | +11.1% |
| 2028 | ~$11,462,985 | ~$11,239,530 | ~1.9814% | ~$222,699 | +23.4% |
| 2029 | ~$12,734,009 | ~$12,363,483 | ~1.9488% | ~$240,944 | +37.1% |
| 2030 | ~$14,145,966 | ~$13,599,832 | ~1.9163% | ~$260,612 | +52.3% |
| 2031 | ~$15,714,482 | ~$14,959,815 | ~1.8837% | ~$281,804 | +69.2% |
| 2027 | ~$10,133,048 | ~$10,133,048 | ~2.0465% | ~$207,371 | +9.1% |
| 2028 | ~$11,053,947 | ~$11,053,947 | ~2.0465% | ~$226,217 | +19.0% |
| 2029 | ~$12,058,539 | ~$12,058,539 | ~2.0465% | ~$246,776 | +29.8% |
| 2030 | ~$13,154,428 | ~$13,154,428 | ~2.0465% | ~$269,203 | +41.6% |
| 2031 | ~$14,349,913 | ~$14,349,913 | ~2.0465% | ~$293,669 | +54.5% |
| 2027 | ~$10,504,602 | ~$10,217,755 | ~1.9977% | ~$204,116 | +13.1% |
| 2028 | ~$11,879,453 | ~$11,239,530 | ~1.9488% | ~$219,040 | +27.9% |
| 2029 | ~$13,434,245 | ~$12,363,483 | ~1.9000% | ~$234,908 | +44.6% |
| 2030 | ~$15,192,530 | ~$13,599,832 | ~1.8512% | ~$251,759 | +63.6% |
| 2031 | ~$17,180,940 | ~$14,959,815 | ~1.8024% | ~$269,631 | +85.0% |
In 2025, this property's market value of $7,800,000 places it in the top 25% for Commercial properties in Travis County (13595 comparable) — 6× 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 | $7,800,000 | $632,506 | $1,382,921 | $3,258,143 | ↑ Top 25% | -0.8% |
| 2024 | $9,366,175 | $647,500 | $1,401,787 | $3,362,090 | ↑ Top 25% | +0.0% |
| 2023 | $7,761,000 | $651,680 | $1,383,015 | $3,277,245 | ↑ Top 25% | +9.7% |
| 2022 | $5,490,671 | $535,964 | $1,190,250 | $2,842,216 | ↑ Top 25% | +3.3% |
| 2021 | $5,490,672 | $538,645 | $1,173,514 | $2,782,974 | ↑ 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 | Located by geocoding this parcel's address — may not resolve for every address | — |