1302 S 1 ST TX 78704
| Owner | VILLEGAS MICHAEL |
|---|---|
| Parcel ID | 0101011009 |
| Short ID | 100995 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,288 SF |
| Land SF | 5,712 SF |
| Acres | 0.131 |
| Year Built | 1925 |
| Legal | CEN 44.7 FT OF LOT 11-13 BLK 3 SOUTH HEIGHTS |
| Neighborhood | 32CEN |
| Land | $971,040 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $971,040 |
| Improvement | $82,614 |
|---|---|
| Total Improvement | $82,614 |
| Market | $1,053,654 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,053,654 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,053,654 |
| Taxable Value | $1,053,654 |
|---|
Appreciation: Market value has risen +40.9% from $747,762 (2021) to $1,053,654 (2025), a CAGR of 9.0% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $21,563. 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 92% of market value ($971,040 land vs $82,614 improvements), about $170/SF of land. With value concentrated in the land under a ~101-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 $1,053,654, this parcel sits in the lower-middle (25th–50th 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 +8.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,617,582 by 2030, with an estimated annual tax burden around $30,471. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 4,288 SF | ✓ |
| 551 | PAVED AREA | 3,240 SF | ✗ |
| 511 | DECK | 385 SF | ✗ |
| 611 | TERRACE | 247 SF | ✗ |
| 541 | FENCE COMM LF | 185 SF | ✗ |
| 581C | STORAGE ATT COMM | 180 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% | $9,748.41 | $9,748.41 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,521.33 | $5,521.33 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,960.11 | $3,960.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,243.55 | $1,243.55 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,089.48 | $1,089.48 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,562.88 | $21,562.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,059,508 | $1,053,654 | +0.6% |
| Assessed Value | $1,059,508 | $1,053,654 | +0.6% |
| Land Value | $971,040 | $971,040 | +0.0% |
| Improvement Value | $88,468 | $82,614 | +7.1% |
| Taxable Value | $1,059,508 | $1,053,654 | +0.6% |
| Total Tax 2026 = estimate |
~$21,683
Estimated
|
~$21,563
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,059,508 | $1,059,508 | +0 (+0.0%) |
| Taxable Value | $1,059,508 | $1,059,508 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,059,508 | $971,040 | $88,468 | — | $1,059,508 | $1,059,508 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,053,654 | $971,040 | $82,614 | — | $1,053,654 | $1,053,654 | ~$21,563 | Partial |
| 2024 | $900,000 | — | — | — | $971,040 ! | $— | $20,883 | Verified |
| 2023 | $750,162 | — | — | — | $900,000 ! | $— | $16,283 | Verified |
| 2022 | $749,364 | — | — | −$121,044 | $628,320 | $— | $14,815 | Verified |
| 2021 | $747,762 | — | — | −$119,442 | $628,320 | $— | $16,311 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.6% | +0.6% | ~100% | Not available | Partial |
| 2025 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2024 | +17.1% | +17.1% | ~100% | 1.9800% | Verified |
| 2023 | +4.1% | +4.1% | ~100% | 1.8100% | Verified |
| 2022 | +15.4% | +15.4% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +40.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.6% | +7.6% | +8.8% | +20.0% | 2024 | +0.1% | 2023 |
| Assessment Ratio | 100.0% | 99.3% | — | 120.0% | 2023 | 83.8% | 2022 |
| 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 |
$21,563 | $17,971 | ~$26,676 | $21,563 | 2025 | $14,815 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,147,973 | ~$1,147,973 | ~2.0139% | ~$23,119 | +9.0% |
| 2027 | ~$1,250,735 | ~$1,250,735 | ~1.9814% | ~$24,782 | +18.7% |
| 2028 | ~$1,362,696 | ~$1,362,696 | ~1.9488% | ~$26,557 | +29.3% |
| 2029 | ~$1,484,679 | ~$1,484,679 | ~1.9163% | ~$28,451 | +40.9% |
| 2030 | ~$1,617,582 | ~$1,617,582 | ~1.8837% | ~$30,471 | +53.5% |
| 2026 | ~$1,126,900 | ~$1,126,900 | ~2.0465% | ~$23,062 | +7.0% |
| 2027 | ~$1,205,238 | ~$1,205,238 | ~2.0465% | ~$24,665 | +14.4% |
| 2028 | ~$1,289,021 | ~$1,289,021 | ~2.0465% | ~$26,380 | +22.3% |
| 2029 | ~$1,378,629 | ~$1,378,629 | ~2.0465% | ~$28,213 | +30.8% |
| 2030 | ~$1,474,466 | ~$1,474,466 | ~2.0465% | ~$30,175 | +39.9% |
| 2026 | ~$1,169,046 | ~$1,159,019 | ~1.9977% | ~$23,153 | +11.0% |
| 2027 | ~$1,297,075 | ~$1,274,921 | ~1.9488% | ~$24,846 | +23.1% |
| 2028 | ~$1,439,126 | ~$1,402,413 | ~1.9000% | ~$26,646 | +36.6% |
| 2029 | ~$1,596,734 | ~$1,542,655 | ~1.8512% | ~$28,558 | +51.5% |
| 2030 | ~$1,771,602 | ~$1,696,920 | ~1.8024% | ~$30,585 | +68.1% |
In 2025, this property's market value of $1,053,654 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -26% below 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 | $1,053,654 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $900,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $750,162 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $749,364 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $747,762 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.