1406 HETHER ST AUSTIN, TX 78704
| Owner | BREAD & CIRCUS LLC |
|---|---|
| Parcel ID | 0100050244 |
| Short ID | 100259 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,591 SF |
| Land SF | 9,750 SF |
| Acres | 0.224 |
| Year Built | 1984 |
| Legal | LOT 24 LESS S 5 FT STAEHELY AND WENDLANDT RESUB FREDERICKSBURG ROAD ACRES 2 |
| Neighborhood | 53SCN |
| Land | $1,267,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,267,500 |
| Improvement | $322,500 |
|---|---|
| Total Improvement | $322,500 |
| Market | $1,590,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,590,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,590,000 |
| Taxable Value | $1,590,000 |
|---|
Appreciation: Market value has risen +34.2% from $1,185,000 (2021) to $1,590,000 (2025), a CAGR of 7.6% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 +24.1%, 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 $32,539. 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 80% of market value ($1,267,500 land vs $322,500 improvements), about $130/SF of land. With value concentrated in the land under a ~42-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 $1,590,000, this parcel sits in the upper-middle (50th–75th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). 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 +7.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,296,125 by 2030, with an estimated annual tax burden around $43,253. 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 | 5,900 SF | ✗ |
| 1ST | 1st Floor | 2,591 SF | ✓ |
| 541 | FENCE COMM LF | 200 SF | ✗ |
| 571C | STORAGE DET COMM | 120 SF | ✓ |
| 501 | CANOPY | 49 SF | ✗ |
| 611 | TERRACE | 49 SF | ✗ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $14,710.68 | $14,710.68 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,331.87 | $8,331.87 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,975.94 | $5,975.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,876.57 | $1,876.57 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,644.06 | $1,644.06 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $32,539.12 | $32,539.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,608,575 | $1,590,000 | +1.2% |
| Assessed Value | $1,608,575 | $1,590,000 | +1.2% |
| Land Value | $1,267,500 | $1,267,500 | +0.0% |
| Improvement Value | $341,075 | $322,500 | +5.8% |
| Taxable Value | $1,608,575 | $1,590,000 | +1.2% |
| Total Tax 2026 = estimate |
~$32,919
Estimated
|
~$32,539
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,041,184 | $1,608,575 | -432,609 (-21.2%) |
| Taxable Value | $1,908,000 | $1,608,575 | -299,425 (-15.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,608,575 | $1,267,500 | $341,075 | — | $1,608,575 | $1,608,575 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,590,000 | $1,267,500 | $322,500 | — | $1,590,000 | $1,590,000 | ~$32,539 | Partial |
| 2024 | $1,750,000 | — | — | −$482,500 | $1,267,500 | $— | $31,511 | Verified |
| 2023 | $1,276,300 | — | — | −$8,800 | $1,267,500 | $— | $31,662 | Verified |
| 2022 | $1,209,776 | — | — | −$332,276 | $877,500 | $— | $25,206 | Verified |
| 2021 | $1,185,000 | — | — | −$405,000 | $780,000 | $— | $26,333 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +28.4% | +20.0% | 93.5% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -9.1% | -9.1% | ~100% | 1.9800% | Verified |
| 2023 | +37.1% | +37.1% | ~100% | 1.8100% | Verified |
| 2022 | +5.5% | +5.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.2% | +7.4% | +7.4% | +37.1% | 2024 | -9.1% | 2025 |
| Assessment Ratio | 100.0% | 85.0% | — | 100.0% | 2025 | 65.8% | 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 |
$32,539 | $29,450 | ~$38,745 | $32,539 | 2025 | $25,206 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,711,263 | ~$1,711,263 | ~2.0139% | ~$34,464 | +7.6% |
| 2027 | ~$1,841,775 | ~$1,841,775 | ~1.9814% | ~$36,493 | +15.8% |
| 2028 | ~$1,982,240 | ~$1,982,240 | ~1.9488% | ~$38,631 | +24.7% |
| 2029 | ~$2,133,418 | ~$2,133,418 | ~1.9163% | ~$40,882 | +34.2% |
| 2030 | ~$2,296,125 | ~$2,296,125 | ~1.8837% | ~$43,253 | +44.4% |
| 2026 | ~$1,679,463 | ~$1,679,463 | ~2.0465% | ~$34,370 | +5.6% |
| 2027 | ~$1,773,960 | ~$1,773,960 | ~2.0465% | ~$36,304 | +11.6% |
| 2028 | ~$1,873,774 | ~$1,873,774 | ~2.0465% | ~$38,347 | +17.8% |
| 2029 | ~$1,979,204 | ~$1,979,204 | ~2.0465% | ~$40,504 | +24.5% |
| 2030 | ~$2,090,567 | ~$2,090,567 | ~2.0465% | ~$42,783 | +31.5% |
| 2026 | ~$1,743,063 | ~$1,743,063 | ~1.9977% | ~$34,821 | +9.6% |
| 2027 | ~$1,910,861 | ~$1,910,861 | ~1.9488% | ~$37,240 | +20.2% |
| 2028 | ~$2,094,813 | ~$2,094,813 | ~1.9000% | ~$39,802 | +31.7% |
| 2029 | ~$2,296,472 | ~$2,296,472 | ~1.8512% | ~$42,512 | +44.4% |
| 2030 | ~$2,517,545 | ~$2,517,545 | ~1.8024% | ~$45,376 | +58.3% |
In 2025, this property's market value of $1,590,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +12% above the county median of $1,417,484. 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 | $1,590,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,750,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,276,300 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,209,776 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,185,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | base yr |
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.