403 PAUL ST TX
| Owner | RREF III 1411 W 5TH STREET LLC |
|---|---|
| Parcel ID | 0108030914 |
| Short ID | 106714 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 85,528 SF |
| Land SF | 47,920 SF |
| Acres | 1.100 |
| Year Built | 2019 |
| Legal | LOT 7-9 BLK 1 OLT 1 DIV Z PRESSLER PLUS ADJ VAC ALLEY |
| Neighborhood | 63CBD |
| Land | $11,980,090 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $11,980,090 |
| Improvement | $25,279,910 |
|---|---|
| Total Improvement | $25,279,910 |
| Market | $37,260,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $37,260,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $37,260,000 |
| Taxable Value | $37,260,000 |
|---|
Appreciation: Market value has risen +874.7% from $3,822,750 (2021) to $37,260,000 (2025), a CAGR of 76.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has outpaced the broader land/vacant 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 $762,520. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Land / Vacant. 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 32% of market value ($11,980,090 land vs $25,279,910 improvements), about $250/SF of land. Most value sits in the improvements, so building condition, age (~7 yrs), and rent roll drive the underwriting.
Submarket Position: At $37,260,000, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +76.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $641,691,878 by 2030, with an estimated annual tax burden around $1,130,389. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 34,776 SF | ✓ |
| 3RD | 3rd Floor | 33,326 SF | ✓ |
| 4TH | 4th Floor | 33,326 SF | ✓ |
| 5TH | 5th Floor | 33,326 SF | ✓ |
| 1ST | 1st Floor | 17,426 SF | ✓ |
| 187 | PARKING GARAGE | 16,548 SF | ✓ |
| 881 | COMMCL FINISHOUT | 780 SF | ✓ |
| 501 | CANOPY | 384 SF | ✗ |
| 611 | TERRACE | 384 SF | ✗ |
Market value changed by 961% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $344,729.52 | $344,729.52 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $195,248.73 | $195,248.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $140,039.85 | $140,039.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $43,975.37 | $43,975.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $38,526.84 | $38,526.84 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $762,520.31 | $762,520.31 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $32,913,000 | $37,260,000 | -11.7% |
| Assessed Value | $32,913,000 | $37,260,000 | -11.7% |
| Land Value | $11,980,090 | $11,980,090 | +0.0% |
| Improvement Value | $20,932,910 | $25,279,910 | -17.2% |
| Taxable Value | $32,913,000 | $37,260,000 | -11.7% |
| Total Tax 2026 = estimate |
~$673,560
Estimated
|
~$762,520
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $37,816,967 | $32,913,000 | -4,903,967 (-13.0%) |
| Taxable Value | $37,816,967 | $32,913,000 | -4,903,967 (-13.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $32,913,000 | $11,980,090 | $20,932,910 | — | $32,913,000 | $32,913,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $37,260,000 | $11,980,090 | $25,279,910 | — | $37,260,000 | $37,260,000 | ~$762,520 | Partial |
| 2024 | $47,452,016 | — | — | −$35,471,926 | $11,980,090 | $— | $798,556 | Verified |
| 2023 | $40,541,950 | — | — | −$30,957,878 | $9,584,072 | $— | $761,838 | Verified |
| 2022 | $— | — | — | — | $9,584,072 | $— | $715,455 | Verified |
| 2021 | $3,822,750 | — | — | — | $3,822,750 | $— | $83,209 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.5% | +1.5% | ~100% | Not available | Partial |
| 2025 | -18.7% | -18.7% | ~100% | Not available | Partial |
| 2024 | -3.4% | -3.4% | ~100% | 1.7400% | Verified |
| 2023 | +17.0% | +17.0% | ~100% | 1.6100% | Verified |
| 2022 | +960.5% ! | +960.5% | ~100% | 1.7600% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +874.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.7% | +236.1% | +81.4% | +960.5% | 2023 | -21.5% | 2025 |
| Assessment Ratio | 100.0% | 69.8% | — | 100.0% | 2021 | 23.6% | 2023 |
| 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 |
$762,520 | $601,531 | ~$972,199 | $798,556 | 2024 | $83,209 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$65,835,417 | ~$40,986,000 | ~2.0139% | ~$825,432 | +76.7% |
| 2027 | ~$116,325,875 | ~$45,084,600 | ~1.9814% | ~$893,301 | +212.2% |
| 2028 | ~$205,538,445 | ~$49,593,060 | ~1.9488% | ~$966,489 | +451.6% |
| 2029 | ~$363,169,865 | ~$54,552,366 | ~1.9163% | ~$1,045,382 | +874.7% |
| 2030 | ~$641,691,878 | ~$60,007,603 | ~1.8837% | ~$1,130,389 | +1622.2% |
| 2026 | ~$65,090,217 | ~$40,986,000 | ~2.0465% | ~$838,772 | +74.7% |
| 2027 | ~$113,707,362 | ~$45,084,600 | ~2.0465% | ~$922,650 | +205.2% |
| 2028 | ~$198,637,597 | ~$49,593,060 | ~2.0465% | ~$1,014,915 | +433.1% |
| 2029 | ~$347,003,870 | ~$54,552,366 | ~2.0465% | ~$1,116,406 | +831.3% |
| 2030 | ~$606,187,792 | ~$60,007,603 | ~2.0465% | ~$1,228,047 | +1526.9% |
| 2026 | ~$66,580,617 | ~$40,986,000 | ~1.9977% | ~$818,762 | +78.7% |
| 2027 | ~$118,974,196 | ~$45,084,600 | ~1.9488% | ~$878,626 | +219.3% |
| 2028 | ~$212,597,298 | ~$49,593,060 | ~1.9000% | ~$942,276 | +470.6% |
| 2029 | ~$379,894,235 | ~$54,552,366 | ~1.8512% | ~$1,009,870 | +919.6% |
| 2030 | ~$678,840,377 | ~$60,007,603 | ~1.8024% | ~$1,081,560 | +1721.9% |
In 2025, this property's market value of $37,260,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 438× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $37,260,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $47,452,016 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $40,541,950 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $3,822,750 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | 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.