1601 WATERSTON AVE TX 78703
| Owner | WEST LYNN INN LP |
|---|---|
| Parcel ID | 0111030612 |
| Short ID | 110129 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,548 SF |
| Land SF | 5,625 SF |
| Acres | 0.129 |
| Year Built | 1927 |
| Legal | N 75 FT OF LOT 1 STARKEY |
| Neighborhood | 59CEN |
| Land | $843,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $843,750 |
| Improvement | $134,250 |
|---|---|
| Total Improvement | $134,250 |
| Market | $978,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $978,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $978,000 |
| Taxable Value | $978,000 |
|---|
Appreciation: Market value has risen +33.4% from $733,000 (2021) to $978,000 (2025), a CAGR of 7.5% 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 $20,015. 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 86% of market value ($843,750 land vs $134,250 improvements), about $150/SF of land. With value concentrated in the land under a ~99-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 $978,000, 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 +7.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,402,434 by 2030, with an estimated annual tax burden around $26,418. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,020 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 948 SF | ✗ |
| 2ND | 2nd Floor | 528 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 488 SF | ✓ |
| 612C | TERRACE UNCOVERD COMM | 54 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 40 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 24 SF | ✗ |
| 251 | BATHROOM | 2 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% | $9,048.46 | $9,048.46 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,124.89 | $5,124.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,675.76 | $3,675.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,154.26 | $1,154.26 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,011.25 | $1,011.25 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,014.62 | $20,014.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,029,000 | $978,000 | +5.2% |
| Assessed Value | $1,029,000 | $978,000 | +5.2% |
| Land Value | $843,750 | $843,750 | +0.0% |
| Improvement Value | $185,250 | $134,250 | +38.0% |
| Taxable Value | $1,029,000 | $978,000 | +5.2% |
| Total Tax 2026 = estimate |
~$21,058
Estimated
|
~$20,015
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,029,000 | $1,029,000 | +0 (+0.0%) |
| Taxable Value | $1,029,000 | $1,029,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,029,000 | $843,750 | $185,250 | — | $1,029,000 | $1,029,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $978,000 | $843,750 | $134,250 | — | $978,000 | $978,000 | ~$20,015 | Partial |
| 2024 | $1,100,000 | — | — | −$256,250 | $843,750 | $— | $19,382 | Verified |
| 2023 | $785,800 | — | — | — | $843,750 ! | $— | $19,902 | Verified |
| 2022 | $735,015 | — | — | −$256,890 | $478,125 | $— | $15,519 | Verified |
| 2021 | $733,000 | — | — | −$254,875 | $478,125 | $— | $15,999 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.2% | +5.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -11.1% | -11.1% | ~100% | 1.9800% | Verified |
| 2023 | +40.0% | +40.0% | ~100% | 1.8100% | Verified |
| 2022 | +6.9% | +6.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +5.2% | +8.3% | +6.4% | +40.0% | 2024 | -11.1% | 2025 |
| Assessment Ratio | 100.0% | 85.7% | — | 107.4% | 2023 | 65.0% | 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 |
$20,015 | $18,163 | ~$23,727 | $20,015 | 2025 | $15,519 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,051,109 | ~$1,051,109 | ~2.0139% | ~$21,169 | +7.5% |
| 2027 | ~$1,129,682 | ~$1,129,682 | ~1.9814% | ~$22,383 | +15.5% |
| 2028 | ~$1,214,130 | ~$1,214,130 | ~1.9488% | ~$23,661 | +24.1% |
| 2029 | ~$1,304,889 | ~$1,304,889 | ~1.9163% | ~$25,005 | +33.4% |
| 2030 | ~$1,402,434 | ~$1,402,434 | ~1.8837% | ~$26,418 | +43.4% |
| 2026 | ~$1,031,549 | ~$1,031,549 | ~2.0465% | ~$21,110 | +5.5% |
| 2027 | ~$1,088,029 | ~$1,088,029 | ~2.0465% | ~$22,266 | +11.3% |
| 2028 | ~$1,147,602 | ~$1,147,602 | ~2.0465% | ~$23,486 | +17.3% |
| 2029 | ~$1,210,437 | ~$1,210,437 | ~2.0465% | ~$24,771 | +23.8% |
| 2030 | ~$1,276,712 | ~$1,276,712 | ~2.0465% | ~$26,128 | +30.5% |
| 2026 | ~$1,070,669 | ~$1,070,669 | ~1.9977% | ~$21,388 | +9.5% |
| 2027 | ~$1,172,118 | ~$1,172,118 | ~1.9488% | ~$22,843 | +19.8% |
| 2028 | ~$1,283,180 | ~$1,283,180 | ~1.9000% | ~$24,381 | +31.2% |
| 2029 | ~$1,404,765 | ~$1,404,765 | ~1.8512% | ~$26,005 | +43.6% |
| 2030 | ~$1,537,871 | ~$1,537,871 | ~1.8024% | ~$27,718 | +57.2% |
In 2025, this property's market value of $978,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -31% 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 | $978,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,100,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $785,800 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $735,015 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $733,000 | $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.