1815 W 35 ST TX 78703
| Owner | VTF HOLDING LLC |
|---|---|
| Parcel ID | 0120010931 |
| Short ID | 120350 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,670 SF |
| Land SF | 11,849 SF |
| Acres | 0.272 |
| Year Built | 1924 |
| Legal | 0.2720 AC OF LOTS 3-4 BLK 10 CAMP MABRY HEIGHTS |
| Neighborhood | 59CEN |
| Land | $1,184,900 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,184,900 |
| Improvement | $206,972 |
|---|---|
| Total Improvement | $206,972 |
| Market | $1,391,872 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,391,872 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,391,872 |
| Taxable Value | $1,391,872 |
|---|
Appreciation: Market value has risen +5.5% from $1,318,796 (2021) to $1,391,872 (2025), a CAGR of 1.4% 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 $28,484. 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 85% of market value ($1,184,900 land vs $206,972 improvements), about $100/SF of land. With value concentrated in the land under a ~102-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 $1,391,872, 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 +1.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,488,937 by 2030, with an estimated annual tax burden around $28,048. 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 | 1,670 SF | ✓ |
| 611 | TERRACE | 256 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 200 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 70 SF | ✗ |
| 571C | STORAGE DET COMM | 40 SF | ✓ |
| 521 | FIREPLACE | 1 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% | $12,877.60 | $12,877.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,293.65 | $7,293.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,231.28 | $5,231.28 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,642.73 | $1,642.73 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,439.20 | $1,439.20 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $28,484.46 | $28,484.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,861,698 | $1,391,872 | +33.8% |
| Assessed Value | $1,670,246 | $1,391,872 | +20.0% |
| Land Value | $1,184,900 | $1,184,900 | +0.0% |
| Improvement Value | $676,798 | $206,972 | +227.0% |
| Taxable Value | $1,670,246 | $1,391,872 | +20.0% |
| HS Cap Loss | -$191,452 | — | |
| Total Tax 2026 = estimate |
~$34,181
Estimated
|
~$28,484
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,861,698 | $1,861,698 | +0 (+0.0%) |
| Taxable Value | $1,670,246 | $1,670,246 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,861,698 | $1,184,900 | $676,798 | −$191,452 | $1,670,246 | $1,670,246 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,391,872 | $1,184,900 | $206,972 | — | $1,391,872 | $1,391,872 | ~$28,484 | Partial |
| 2024 | $1,597,666 | — | — | −$412,766 | $1,184,900 | $— | $28,268 | Verified |
| 2023 | $1,400,704 | — | — | −$215,804 | $1,184,900 | $— | $28,906 | Verified |
| 2022 | $1,339,392 | — | — | −$391,472 | $947,920 | $— | $27,663 | Verified |
| 2021 | $1,318,796 | — | — | −$370,876 | $947,920 | $— | $29,154 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +33.8% | +20.0% | 89.7% | Not available | Partial |
| 2025 | -2.4% | -2.4% | ~100% | Not available | Partial |
| 2024 | -10.7% | -10.7% | ~100% | 1.9800% | Verified |
| 2023 | +14.1% | +14.1% | ~100% | 1.8100% | Verified |
| 2022 | +4.6% | +4.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +33.8% | +8.2% | -3.8% | +33.8% | 2026 | -12.9% | 2025 |
| Assessment Ratio | 89.7% | 81.9% | — | 100.0% | 2025 | 70.8% | 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 |
$28,484 | $28,495 | ~$28,237 | $29,154 | 2021 | $27,663 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,410,765 | ~$1,410,765 | ~2.0139% | ~$28,412 | +1.4% |
| 2027 | ~$1,429,915 | ~$1,429,915 | ~1.9814% | ~$28,332 | +2.7% |
| 2028 | ~$1,449,324 | ~$1,449,324 | ~1.9488% | ~$28,245 | +4.1% |
| 2029 | ~$1,468,997 | ~$1,468,997 | ~1.9163% | ~$28,150 | +5.5% |
| 2030 | ~$1,488,937 | ~$1,488,937 | ~1.8837% | ~$28,048 | +7.0% |
| 2026 | ~$1,382,928 | ~$1,382,928 | ~2.0465% | ~$28,301 | -0.6% |
| 2027 | ~$1,374,041 | ~$1,374,041 | ~2.0465% | ~$28,120 | -1.3% |
| 2028 | ~$1,365,211 | ~$1,365,211 | ~2.0465% | ~$27,939 | -1.9% |
| 2029 | ~$1,356,438 | ~$1,356,438 | ~2.0465% | ~$27,759 | -2.5% |
| 2030 | ~$1,347,722 | ~$1,347,722 | ~2.0465% | ~$27,581 | -3.2% |
| 2026 | ~$1,438,603 | ~$1,438,603 | ~1.9977% | ~$28,738 | +3.4% |
| 2027 | ~$1,486,902 | ~$1,486,902 | ~1.9488% | ~$28,977 | +6.8% |
| 2028 | ~$1,536,823 | ~$1,536,823 | ~1.9000% | ~$29,200 | +10.4% |
| 2029 | ~$1,588,420 | ~$1,588,420 | ~1.8512% | ~$29,405 | +14.1% |
| 2030 | ~$1,641,750 | ~$1,641,750 | ~1.8024% | ~$29,590 | +18.0% |
In 2025, this property's market value of $1,391,872 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -2% 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 | $1,391,872 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,597,666 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,400,704 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,339,392 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,318,796 | $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.