400 S CONGRESS AVE AUSTIN, TX 78704
| Owner | RIVERSIDE PARTNERS SW LLC |
|---|---|
| Parcel ID | 0202000120 |
| Short ID | 188628 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,470 SF |
| Land SF | 20,578 SF |
| Acres | 0.472 |
| Year Built | 1969 |
| Legal | ABS 8 SUR 20 DECKER I 123.82X120' & 55X104' AV |
| Neighborhood | 48CEN |
| Land | $5,206,234 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,206,234 |
| Improvement | $143,766 |
|---|---|
| Total Improvement | $143,766 |
| Market | $5,350,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,350,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,350,000 |
| Exemptions (−) | −$11,175 |
|---|---|
| Taxable Value | $5,338,825 |
Appreciation: Market value has risen +75.6% from $3,046,000 (2021) to $5,350,000 (2025), a CAGR of 15.1% over 4 years. This is strong appreciation — well above typical inflation. 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 $109,258. 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 97% of market value ($5,206,234 land vs $143,766 improvements), about $253/SF of land. With value concentrated in the land under a ~57-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 $5,350,000, this parcel sits in the top quartile (≥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 +15.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,817,668 by 2030, with an estimated annual tax burden around $162,308. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 16,500 SF | ✗ |
| 501 | CANOPY | 2,982 SF | ✗ |
| 1ST | 1st Floor | 2,470 SF | ✓ |
| 611 | TERRACE | 329 SF | ✗ |
| 541 | FENCE COMM LF | 70 SF | ✗ |
| 411 | SOLAR DEVICES RESIDENTIAL | 8 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% | $49,394.81 | $49,394.81 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $27,976.35 | $27,976.35 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $20,065.71 | $20,065.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6,301.04 | $6,301.04 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,520.35 | $5,520.35 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $109,258.26 | $109,258.26 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,350,000 | $5,350,000 | +0.0% |
| Assessed Value | $5,350,000 | $5,350,000 | +0.0% |
| Land Value | $5,206,234 | $5,206,234 | +0.0% |
| Improvement Value | $143,766 | $143,766 | +0.0% |
| Taxable Value | $5,339,735 | $5,338,825 | +0.0% |
| Exemptions | — | N | |
| Total Tax 2026 = estimate |
~$109,277
Estimated
|
~$109,258
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,710,788 | $5,350,000 | -360,788 (-6.3%) |
| Taxable Value | $5,700,523 | $5,339,735 | -360,788 (-6.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,350,000 | $5,206,234 | $143,766 | — | $5,350,000 | $5,339,735 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,350,000 | $5,206,234 | $143,766 | — | $5,350,000 | $5,338,825 | ~$109,258 | Partial |
| 2024 | $5,223,640 | — | — | −$17,406 | $5,206,234 | $— | $106,917 | Verified |
| 2023 | $3,411,000 | — | — | — | $5,206,234 ! | $— | $94,501 | Verified |
| 2022 | $3,719,774 | — | — | −$324,404 | $3,395,370 | $— | $65,557 | Verified |
| 2021 | $3,046,000 | — | — | — | $3,395,370 ! | $— | $78,975 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.7% | +6.7% | ~100% | Not available | Partial |
| 2025 | -1.1% | -1.1% | ~100% | Not available | Partial |
| 2024 | +3.5% | +3.5% | ~100% | 1.9800% | Verified |
| 2023 | +53.1% | +53.1% | ~100% | 1.8100% | Verified |
| 2022 | -8.3% | -8.3% | ~100% | 1.9200% | Verified |
| 2021 | base year | — | ~100% | 2.5900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +43.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +13.9% | +15.1% | +53.1% | 2024 | -8.3% | 2023 |
| Assessment Ratio | 100.0% | 109.2% | — | 152.6% | 2023 | 91.3% | 2022 |
| Effective Tax Rate (2025) | 2.0400% | 2.0400% | — | 2.0400% | 2025 | 2.0400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$109,258 | $91,042 | ~$139,594 | $109,258 | 2025 | $65,557 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,158,994 | ~$5,885,000 | ~2.0139% | ~$118,520 | +15.1% |
| 2027 | ~$7,090,318 | ~$6,473,500 | ~1.9814% | ~$128,265 | +32.5% |
| 2028 | ~$8,162,472 | ~$7,120,850 | ~1.9488% | ~$138,774 | +52.6% |
| 2029 | ~$9,396,750 | ~$7,832,935 | ~1.9163% | ~$150,102 | +75.6% |
| 2030 | ~$10,817,668 | ~$8,616,229 | ~1.8837% | ~$162,308 | +102.2% |
| 2026 | ~$6,051,994 | ~$5,885,000 | ~2.0465% | ~$120,436 | +13.1% |
| 2027 | ~$6,846,098 | ~$6,473,500 | ~2.0465% | ~$132,479 | +28.0% |
| 2028 | ~$7,744,401 | ~$7,120,850 | ~2.0465% | ~$145,727 | +44.8% |
| 2029 | ~$8,760,573 | ~$7,832,935 | ~2.0465% | ~$160,300 | +63.7% |
| 2030 | ~$9,910,080 | ~$8,616,229 | ~2.0465% | ~$176,330 | +85.2% |
| 2026 | ~$6,265,994 | ~$5,885,000 | ~1.9977% | ~$117,562 | +17.1% |
| 2027 | ~$7,338,818 | ~$6,473,500 | ~1.9488% | ~$126,158 | +37.2% |
| 2028 | ~$8,595,324 | ~$7,120,850 | ~1.9000% | ~$135,297 | +60.7% |
| 2029 | ~$10,066,962 | ~$7,832,935 | ~1.8512% | ~$145,003 | +88.2% |
| 2030 | ~$11,790,565 | ~$8,616,229 | ~1.8024% | ~$155,296 | +120.4% |
In 2025, this property's market value of $5,350,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 4× 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 | $5,350,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,223,640 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,411,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,719,774 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,046,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.