406 WALSH ST TX 78703
| Owner | OGDEN STEVEN D |
|---|---|
| Parcel ID | 0108031608 |
| Short ID | 106868 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 1,326 SF |
| Land SF | 10,913 SF |
| Acres | 0.251 |
| Year Built | 1965 |
| Legal | S30 FT OF LOT 4-6 *&LESS 6X62 FT OF LOT 5&6 *PLUS E122 FT OF LOT 12 BLK 2 OLT 1 DIV Z DUVAL SUBD |
| Neighborhood | 32CEN |
| Land | $2,591,838 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,591,838 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,158,404 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,158,404 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,158,404 |
| Taxable Value | $1,158,404 |
|---|
Appreciation: Market value has risen +8.3% from $1,069,196 (2021) to $1,158,404 (2025), a CAGR of 2.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 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 $23,707. 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 224% of market value ($2,591,838 land vs $0 improvements), about $238/SF of land. With value concentrated in the land under a ~61-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 $1,158,404, 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 +2.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,280,452 by 2030, with an estimated annual tax burden around $24,120. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 3,700 SF | ✗ |
| 1ST | 1st Floor | 1,326 SF | ✓ |
| 501 | CANOPY | 400 SF | ✗ |
| 541 | FENCE COMM LF | 70 SF | ✗ |
Market value changed by 156% in 2026, 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% | $10,717.55 | $10,717.55 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,070.23 | $6,070.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,353.80 | $4,353.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,367.18 | $1,367.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,197.79 | $1,197.79 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $23,706.55 | $23,706.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,964,754 | $1,158,404 | +155.9% |
| Assessed Value | $1,390,085 | $1,158,404 | +20.0% |
| Land Value | $4,528,250 | $2,591,838 | +74.7% |
| Improvement Value | — | — | — |
| Taxable Value | $1,390,085 | $1,158,404 | +20.0% |
| HS Cap Loss | -$1,574,669 | — | |
| Total Tax 2026 = estimate |
~$28,448
Estimated
|
~$23,707
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,964,754 | $2,964,754 | +0 (+0.0%) |
| Taxable Value | $1,390,085 | $1,390,085 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,964,754 | $4,528,250 | — | −$1,574,669 | $1,390,085 | $1,390,085 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,158,404 | $2,591,838 | — | — | $1,158,404 | $1,158,404 | ~$23,707 | Partial |
| 2024 | $1,091,300 | — | — | — | $1,135,902 ! | $— | $22,511 | Verified |
| 2023 | $1,069,739 | — | — | — | $1,140,409 ! | $— | $19,744 | Verified |
| 2022 | $1,069,739 | — | — | — | $1,069,739 | $— | $21,127 | Verified |
| 2021 | $1,069,196 | — | — | −$32,461 | $1,036,735 | $— | $23,285 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +155.9% ! | +20.0% | 46.9% | Not available | Partial |
| 2025 | +2.0% | +2.0% | ~100% | Not available | Partial |
| 2024 | -4.2% | -4.2% | ~100% | 1.9800% | Verified |
| 2023 | +10.9% | +10.9% | ~100% | 1.6700% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +155.9% | +32.8% | -10.4% | +155.9% | 2026 | +0.0% | 2023 |
| Assessment Ratio | 46.9% | 92.4% | — | 106.6% | 2023 | 46.9% | 2026 |
| 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 |
$23,707 | $22,075 | ~$23,968 | $23,707 | 2025 | $19,744 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,181,846 | ~$1,181,846 | ~2.0139% | ~$23,802 | +2.0% |
| 2027 | ~$1,205,761 | ~$1,205,761 | ~1.9814% | ~$23,891 | +4.1% |
| 2028 | ~$1,230,161 | ~$1,230,161 | ~1.9488% | ~$23,974 | +6.2% |
| 2029 | ~$1,255,055 | ~$1,255,055 | ~1.9163% | ~$24,051 | +8.3% |
| 2030 | ~$1,280,452 | ~$1,280,452 | ~1.8837% | ~$24,120 | +10.5% |
| 2026 | ~$1,158,677 | ~$1,158,677 | ~2.0465% | ~$23,712 | +0.0% |
| 2027 | ~$1,158,951 | ~$1,158,951 | ~2.0465% | ~$23,718 | +0.0% |
| 2028 | ~$1,159,225 | ~$1,159,225 | ~2.0465% | ~$23,723 | +0.1% |
| 2029 | ~$1,159,498 | ~$1,159,498 | ~2.0465% | ~$23,729 | +0.1% |
| 2030 | ~$1,159,772 | ~$1,159,772 | ~2.0465% | ~$23,735 | +0.1% |
| 2026 | ~$1,205,014 | ~$1,205,014 | ~1.9977% | ~$24,072 | +4.0% |
| 2027 | ~$1,253,499 | ~$1,253,499 | ~1.9488% | ~$24,429 | +8.2% |
| 2028 | ~$1,303,935 | ~$1,303,935 | ~1.9000% | ~$24,775 | +12.6% |
| 2029 | ~$1,356,400 | ~$1,356,400 | ~1.8512% | ~$25,110 | +17.1% |
| 2030 | ~$1,410,976 | ~$1,410,976 | ~1.8024% | ~$25,431 | +21.8% |
In 2025, this property's market value of $1,158,404 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -18% 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 | $1,158,404 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,091,300 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,069,739 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,069,739 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,069,196 | $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.