808 ED BLUESTEIN BLVD TX
| Owner | 3423 INVESTMENTS LLC |
|---|---|
| Parcel ID | 0201210109 |
| Short ID | 368577 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 23,170 SF |
| Acres | 0.532 |
| Year Built | — |
| Legal | 0.5319AC OF LOT 4 BLK A BEND AT BLUESTEIN THE |
| Neighborhood | 1EA1 |
| Land | $312,789 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $312,789 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $312,789 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $312,789 |
| Value Limitation Adjustment (−) (homestead cap) | −$132,789 |
| Net Appraised (assessed) | $180,000 |
| Taxable Value | $180,000 |
|---|
Appreciation: Market value has risen +275.0% from $83,410 (2021) to $312,789 (2025), a CAGR of 39.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant 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 $3,684. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($180,000) is $132,789 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($312,789 land vs $0 improvements), about $13/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 $312,789, this parcel sits in the upper-middle (50th–75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +39.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,632,274 by 2030, with an estimated annual tax burden around $30,748. 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.
Market value changed by 100% in 2023, 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% | $1,665.36 | $1,665.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $943.23 | $943.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $676.52 | $676.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $212.44 | $212.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $186.12 | $186.12 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $3,683.67 | $3,683.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $312,789 | $312,789 | +0.0% |
| Assessed Value | $216,000 | $180,000 | +20.0% |
| Land Value | $312,789 | $312,789 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $216,000 | $180,000 | +20.0% |
| HS Cap Loss | -$96,789 | — | |
| Total Tax 2026 = estimate |
~$4,420
Estimated
|
~$3,684
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $312,789 | $312,789 | +0 (+0.0%) |
| Taxable Value | $216,000 | $216,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $312,789 | $312,789 | — | −$96,789 | $216,000 | $216,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $312,789 | $312,789 | — | −$132,789 | $180,000 | $180,000 | ~$3,684 | Partial |
| 2024 | $— | — | — | — | $312,789 | $— | $2,973 | Verified |
| 2023 | $— | — | — | — | $208,526 | $— | $2,344 | Verified |
| 2022 | $— | — | — | — | $104,263 | $— | $2,059 | Verified |
| 2021 | $83,410 | — | — | — | $83,410 | $— | $1,816 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 69.1% | Not available | Partial |
| 2025 | +0.0% | -28.1% | 57.6% | Not available | Partial |
| 2024 | +50.0% | +20.0% | 80.0% | 0.9500% | Verified |
| 2023 | +100.0% ! | +100.0% | ~100% | 1.1200% | Verified |
| 2022 | +25.0% | +25.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +275.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +137.5% | +39.2% | +275.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 69.1% | 75.5% | — | 100.0% | 2021 | 57.5% | 2025 |
| Effective Tax Rate (2025) | 1.1800% | 1.1800% | — | 1.1800% | 2025 | 1.1800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,684 | $2,750 | ~$18,084 | $3,684 | 2025 | $1,816 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$435,271 | ~$435,271 | ~2.0139% | ~$8,766 | +39.2% |
| 2027 | ~$605,715 | ~$605,715 | ~1.9814% | ~$12,002 | +93.6% |
| 2028 | ~$842,901 | ~$842,901 | ~1.9488% | ~$16,427 | +169.5% |
| 2029 | ~$1,172,964 | ~$1,172,964 | ~1.9163% | ~$22,477 | +275.0% |
| 2030 | ~$1,632,274 | ~$1,632,274 | ~1.8837% | ~$30,748 | +421.8% |
| 2026 | ~$429,015 | ~$429,015 | ~2.0465% | ~$8,780 | +37.2% |
| 2027 | ~$588,429 | ~$588,429 | ~2.0465% | ~$12,042 | +88.1% |
| 2028 | ~$807,078 | ~$807,078 | ~2.0465% | ~$16,517 | +158.0% |
| 2029 | ~$1,106,972 | ~$1,106,972 | ~2.0465% | ~$22,654 | +253.9% |
| 2030 | ~$1,518,301 | ~$1,518,301 | ~2.0465% | ~$31,072 | +385.4% |
| 2026 | ~$441,527 | ~$441,527 | ~1.9977% | ~$8,820 | +41.2% |
| 2027 | ~$623,251 | ~$623,251 | ~1.9488% | ~$12,146 | +99.3% |
| 2028 | ~$879,769 | ~$879,769 | ~1.9000% | ~$16,716 | +181.3% |
| 2029 | ~$1,241,864 | ~$1,241,864 | ~1.8512% | ~$22,989 | +297.0% |
| 2030 | ~$1,752,991 | ~$1,752,991 | ~1.8024% | ~$31,595 | +460.4% |
In 2025, this property's market value of $312,789 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $312,789 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $83,410 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | 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.