21 WALLER ST A1-E TX 78702
| Owner | AGC RBJ LLC |
|---|---|
| Parcel ID | 0200050515 |
| Short ID | 928829 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 6,186 SF |
| Land SF | 28,275 SF |
| Acres | 0.649 |
| Year Built | 2020 |
| Legal | UNT A1-E LADY BIRD CONDOMINIUM THE PLUS 3.7701 % INT IN COM AREA |
| Neighborhood | 20CEN |
| Land | $2,120,591 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,120,591 |
| Improvement | $607,044 |
|---|---|
| Total Improvement | $607,044 |
| Market | $2,727,635 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,727,635 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,727,635 |
| Taxable Value | $2,727,635 |
|---|
Appreciation: Market value has risen +170.5% from $1,008,489 (2021) to $2,727,635 (2025), a CAGR of 28.2% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $55,821. 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 78% of market value ($2,120,591 land vs $607,044 improvements), about $75/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $2,727,635, 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 +28.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,460,849 by 2030, with an estimated annual tax burden around $82,751. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 6,186 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% | $12,618.03 | $12,618.03 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,146.63 | $7,146.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,125.84 | $5,125.84 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,609.62 | $1,609.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,410.19 | $1,410.19 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $27,910.31 | $27,910.31 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,777,305 | $2,727,635 | +1.8% |
| Assessed Value | $2,777,305 | $2,727,635 | +1.8% |
| Land Value | $2,120,591 | $2,120,591 | +0.0% |
| Improvement Value | $656,714 | $607,044 | +8.2% |
| Taxable Value | $2,777,305 | $2,727,635 | +1.8% |
| Exemptions | — | I | |
| Total Tax 2026 = estimate |
~$56,837
Estimated
|
~$27,910
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,923,479 | $2,777,305 | -146,174 (-5.0%) |
| Taxable Value | $2,923,479 | $2,777,305 | -146,174 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,777,305 | $2,120,591 | $656,714 | — | $2,777,305 | $2,777,305 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,727,635 | $2,120,591 | $607,044 | — | $2,727,635 | $2,727,635 | ~$27,910 | Partial |
| 2024 | $2,859,087 | — | — | −$738,496 | $2,120,591 | $— | $29,710 | Verified |
| 2023 | $2,649,472 | — | — | −$528,881 | $2,120,591 | $— | $25,864 | Verified |
| 2022 | $2,300,000 | — | — | −$179,409 | $2,120,591 | $— | $26,163 | Verified |
| 2021 | $1,008,489 | — | — | — | — | $— | $25,032 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.2% | +7.2% | ~100% | Not available | Partial |
| 2025 | -4.4% | -4.4% | ~100% | Not available | Partial |
| 2024 | -0.2% | -0.2% | ~100% | 1.0400% | Verified |
| 2023 | +7.9% | +7.9% | ~100% | 0.9000% | Verified |
| 2022 | +15.2% | +15.2% | ~100% | 0.9900% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +18.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.8% | +29.7% | +27.8% | +128.1% | 2022 | -4.6% | 2025 |
| Assessment Ratio | 100.0% | 89.3% | — | 100.0% | 2025 | 74.2% | 2024 |
| Effective Tax Rate (2025) | 1.0200% | 1.0200% | — | 1.0200% | 2025 | 1.0200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$27,910 | $26,936 | ~$71,170 | $29,710 | 2024 | $25,032 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,497,962 | ~$3,000,399 | ~2.0139% | ~$60,426 | +28.2% |
| 2027 | ~$4,485,840 | ~$3,300,438 | ~1.9814% | ~$65,394 | +64.5% |
| 2028 | ~$5,752,711 | ~$3,630,482 | ~1.9488% | ~$70,752 | +110.9% |
| 2029 | ~$7,377,366 | ~$3,993,530 | ~1.9163% | ~$76,528 | +170.5% |
| 2030 | ~$9,460,849 | ~$4,392,883 | ~1.8837% | ~$82,751 | +246.9% |
| 2026 | ~$3,443,409 | ~$3,000,399 | ~2.0465% | ~$61,403 | +26.2% |
| 2027 | ~$4,347,013 | ~$3,300,438 | ~2.0465% | ~$67,543 | +59.4% |
| 2028 | ~$5,487,737 | ~$3,630,482 | ~2.0465% | ~$74,297 | +101.2% |
| 2029 | ~$6,927,804 | ~$3,993,530 | ~2.0465% | ~$81,727 | +154.0% |
| 2030 | ~$8,745,767 | ~$4,392,883 | ~2.0465% | ~$89,900 | +220.6% |
| 2026 | ~$3,552,514 | ~$3,000,399 | ~1.9977% | ~$59,938 | +30.2% |
| 2027 | ~$4,626,850 | ~$3,300,438 | ~1.9488% | ~$64,320 | +69.6% |
| 2028 | ~$6,026,081 | ~$3,630,482 | ~1.9000% | ~$68,980 | +120.9% |
| 2029 | ~$7,848,462 | ~$3,993,530 | ~1.8512% | ~$73,928 | +187.7% |
| 2030 | ~$10,221,958 | ~$4,392,883 | ~1.8024% | ~$79,176 | +274.8% |
In 2025, this property's market value of $2,727,635 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +92% 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 | $2,727,635 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,859,087 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,649,472 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,300,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,008,489 | $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.