1615 W 35 ST TX 78703
| Owner | DORIS ENTERPRISES LLC |
|---|---|
| Parcel ID | 0119000309 |
| Short ID | 119377 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 2,944 SF |
| Land SF | 20,738 SF |
| Acres | 0.476 |
| Year Built | 1974 |
| Legal | LOT 18-21 * LESS NW 4651SQ FT GLENVIEW ADDN |
| Neighborhood | 33CEN |
| Land | $2,073,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,073,800 |
| Improvement | $80,184 |
|---|---|
| Total Improvement | $80,184 |
| Market | $2,153,984 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,153,984 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,153,984 |
| Taxable Value | $2,153,984 |
|---|
Appreciation: Market value has fallen -20.7% from $2,714,762 (2021) to $2,153,984 (2025), a CAGR of -5.6% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $44,081. 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 96% of market value ($2,073,800 land vs $80,184 improvements), about $100/SF of land. With value concentrated in the land under a ~52-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 $2,153,984, 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 -5.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,612,987 by 2030, with an estimated annual tax burden around $30,385. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 12,800 SF | ✗ |
| 1ST | 1st Floor | 2,944 SF | ✓ |
| 482 | LIGHT POLES | 3 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% | $19,928.66 | $19,928.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,287.24 | $11,287.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,095.64 | $8,095.64 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,542.20 | $2,542.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,227.22 | $2,227.22 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $44,080.96 | $44,080.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,458,470 | $2,153,984 | +14.1% |
| Assessed Value | $2,458,470 | $2,153,984 | +14.1% |
| Land Value | $2,073,800 | $2,073,800 | +0.0% |
| Improvement Value | $384,670 | $80,184 | +379.7% |
| Taxable Value | $2,458,470 | $2,153,984 | +14.1% |
| Total Tax 2026 = estimate |
~$50,312
Estimated
|
~$44,081
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,587,863 | $2,458,470 | -129,393 (-5.0%) |
| Taxable Value | $2,587,863 | $2,458,470 | -129,393 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,458,470 | $2,073,800 | $384,670 | — | $2,458,470 | $2,458,470 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,153,984 | $2,073,800 | $80,184 | — | $2,153,984 | $2,153,984 | ~$44,081 | Partial |
| 2024 | $1,971,000 | — | — | — | $2,073,800 ! | $— | $43,640 | Verified |
| 2023 | $1,665,281 | — | — | — | $1,971,000 ! | $— | $35,660 | Verified |
| 2022 | $1,837,080 | — | — | −$178,040 | $1,659,040 | $— | $32,888 | Verified |
| 2021 | $2,714,762 | — | — | −$1,055,722 | $1,659,040 | $— | $39,987 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +20.1% | +20.1% | ~100% | Not available | Partial |
| 2025 | -18.2% | -18.2% | ~100% | Not available | Partial |
| 2024 | +33.7% | +33.7% | ~100% | 1.6600% | Verified |
| 2023 | +18.4% | +18.4% | ~100% | 1.8100% | Verified |
| 2022 | -28.1% | -28.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.4700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -7.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +14.1% | +0.0% | -8.0% | +18.4% | 2024 | -32.3% | 2022 |
| Assessment Ratio | 100.0% | 95.8% | — | 118.4% | 2023 | 61.1% | 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 |
$44,081 | $39,251 | ~$35,477 | $44,081 | 2025 | $32,888 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,032,919 | ~$2,032,919 | ~2.0139% | ~$40,942 | -5.6% |
| 2027 | ~$1,918,659 | ~$1,918,659 | ~1.9814% | ~$38,016 | -10.9% |
| 2028 | ~$1,810,821 | ~$1,810,821 | ~1.9488% | ~$35,290 | -15.9% |
| 2029 | ~$1,709,044 | ~$1,709,044 | ~1.9163% | ~$32,750 | -20.7% |
| 2030 | ~$1,612,987 | ~$1,612,987 | ~1.8837% | ~$30,385 | -25.1% |
| 2026 | ~$2,046,285 | ~$2,046,285 | ~2.0465% | ~$41,877 | -5.0% |
| 2027 | ~$1,943,971 | ~$1,943,971 | ~2.0465% | ~$39,783 | -9.7% |
| 2028 | ~$1,846,772 | ~$1,846,772 | ~2.0465% | ~$37,794 | -14.3% |
| 2029 | ~$1,754,433 | ~$1,754,433 | ~2.0465% | ~$35,904 | -18.5% |
| 2030 | ~$1,666,712 | ~$1,666,712 | ~2.0465% | ~$34,109 | -22.6% |
| 2026 | ~$2,075,999 | ~$2,075,999 | ~1.9977% | ~$41,471 | -3.6% |
| 2027 | ~$2,000,838 | ~$2,000,838 | ~1.9488% | ~$38,993 | -7.1% |
| 2028 | ~$1,928,397 | ~$1,928,397 | ~1.9000% | ~$36,640 | -10.5% |
| 2029 | ~$1,858,580 | ~$1,858,580 | ~1.8512% | ~$34,406 | -13.7% |
| 2030 | ~$1,791,290 | ~$1,791,290 | ~1.8024% | ~$32,286 | -16.8% |
In 2025, this property's market value of $2,153,984 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +52% 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 | $2,153,984 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,971,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,665,281 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,837,080 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,714,762 | $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.