1602 E CESAR CHAVEZ ST TX 78702
| Owner | MIF LLC |
|---|---|
| Parcel ID | 0202070506 |
| Short ID | 188998 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 4,597 SF |
| Land SF | 28,808 SF |
| Acres | 0.661 |
| Year Built | 1900 |
| Legal | LOT 1 WATER SQUARE |
| Neighborhood | 59EAS |
| Land | $3,781,050 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,781,050 |
| Improvement | $731,012 |
|---|---|
| Total Improvement | $731,012 |
| Market | $4,512,062 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,512,062 |
| Value Limitation Adjustment (−) (homestead cap) | −$132,062 |
| Net Appraised (assessed) | $4,380,000 |
| Exemptions (−) (HT) | −$1,310,768 |
|---|---|
| Taxable Value | $3,069,232 |
Appreciation: Market value has risen +64.5% from $2,742,612 (2021) to $4,512,062 (2025), a CAGR of 13.3% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $62,811. Austin ISD is the largest single contributor, at 48.2% of the total 2025 levy.
Assessment Gap: Assessed value ($4,380,000) is $132,062 below market value, suggesting potential for an upward assessment in future years.
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 84% of market value ($3,781,050 land vs $731,012 improvements), about $131/SF of land. With value concentrated in the land under a ~126-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 $4,512,062, 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 +13.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,406,949 by 2030, with an estimated annual tax burden around $132,880. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,596 SF | ✗ |
| 1ST | 1st Floor | 1,711 SF | ✓ |
| 2ND | 2nd Floor | 1,444 SF | ✓ |
| 1/2 | Half Floor | 1,064 SF | ✓ |
| 327 | STORAGE COMM'L | 488 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 453 SF | ✗ |
| 571C | STORAGE DET COMM | 444 SF | ✓ |
| FBSMT | Finished Basement | 378 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 344 SF | ✗ |
| 501 | CANOPY | 24 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522C | FIREPLACE COMM | 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% | $27,059.67 | $27,059.67 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,211.67 | $13,211.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,475.91 | $9,475.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,441.47 | $3,441.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,975.63 | $2,975.63 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $56,164.35 | $56,164.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,027,112 | $4,512,062 | +11.4% |
| Assessed Value | $3,993,966 | $4,380,000 | -8.8% |
| Land Value | $3,781,050 | $3,781,050 | +0.0% |
| Improvement Value | $1,246,062 | $731,012 | +70.5% |
| Taxable Value | $2,747,980 | $3,069,232 | -10.5% |
| Exemptions | HT | HT | |
| HS Cap Loss | -$1,033,146 | — | |
| Total Tax 2026 = estimate |
~$56,237
Estimated
|
~$56,164
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,027,112 | $5,027,112 | +0 (+0.0%) |
| Taxable Value | $2,747,980 | $2,747,980 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,027,112 | $3,781,050 | $1,246,062 | −$1,033,146 | $3,993,966 | $2,747,980 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,512,062 | $3,781,050 | $731,012 | −$132,062 | $4,380,000 | $3,069,232 | ~$56,164 | Partial |
| 2024 | $3,500,000 | — | — | — | $3,781,050 ! | $— | $59,513 | Verified |
| 2023 | $3,337,000 | — | — | — | $3,781,050 ! | $— | $52,116 | Verified |
| 2022 | $2,759,775 | — | — | −$59,025 | $2,700,750 | $— | $52,216 | Verified |
| 2021 | $2,742,612 | — | — | −$690,042 | $2,052,570 | $— | $46,792 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.4% | -8.8% | 79.4% | Not available | Partial |
| 2025 | +0.4% | +4.3% | 97.1% | Not available | Partial |
| 2024 | -0.8% | -7.2% | 93.5% | 1.3200% | Verified |
| 2023 | +28.6% | +28.6% | ~100% | 1.1500% | Verified |
| 2022 | +27.5% | +27.5% | ~100% | 1.4800% | Verified |
| 2021 | base year | — | ~100% | 1.7100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +63.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.4% | +13.3% | +10.9% | +28.9% | 2025 | +0.6% | 2022 |
| Assessment Ratio | 79.4% | 95.1% | — | 113.3% | 2023 | 74.8% | 2021 |
| Effective Tax Rate (2025) | 1.2400% | 1.2400% | — | 1.2400% | 2025 | 1.2400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$56,164 | $53,360 | ~$114,284 | $59,513 | 2024 | $46,792 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,110,080 | ~$4,818,000 | ~2.0139% | ~$97,031 | +13.3% |
| 2027 | ~$5,787,359 | ~$5,299,800 | ~1.9814% | ~$105,010 | +28.3% |
| 2028 | ~$6,554,402 | ~$5,829,780 | ~1.9488% | ~$113,613 | +45.3% |
| 2029 | ~$7,423,107 | ~$6,412,758 | ~1.9163% | ~$122,887 | +64.5% |
| 2030 | ~$8,406,949 | ~$7,054,034 | ~1.8837% | ~$132,880 | +86.3% |
| 2026 | ~$5,019,839 | ~$4,818,000 | ~2.0465% | ~$98,600 | +11.3% |
| 2027 | ~$5,584,760 | ~$5,299,800 | ~2.0465% | ~$108,460 | +23.8% |
| 2028 | ~$6,213,256 | ~$5,829,780 | ~2.0465% | ~$119,306 | +37.7% |
| 2029 | ~$6,912,482 | ~$6,412,758 | ~2.0465% | ~$131,236 | +53.2% |
| 2030 | ~$7,690,397 | ~$7,054,034 | ~2.0465% | ~$144,360 | +70.4% |
| 2026 | ~$5,200,322 | ~$4,818,000 | ~1.9977% | ~$96,247 | +15.3% |
| 2027 | ~$5,993,567 | ~$5,299,800 | ~1.9488% | ~$103,285 | +32.8% |
| 2028 | ~$6,907,812 | ~$5,829,780 | ~1.9000% | ~$110,767 | +53.1% |
| 2029 | ~$7,961,513 | ~$6,412,758 | ~1.8512% | ~$118,713 | +76.4% |
| 2030 | ~$9,175,945 | ~$7,054,034 | ~1.8024% | ~$127,140 | +103.4% |
In 2025, this property's market value of $4,512,062 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,512,062 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,337,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,759,775 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,742,612 | $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.