1803 E CESAR CHAVEZ ST TX 78702
| Owner | EMERGENCE TR 4004AVEC LLC |
|---|---|
| Parcel ID | 0202070908 |
| Short ID | 189079 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,782 SF |
| Land SF | 7,560 SF |
| Acres | 0.174 |
| Year Built | 1922 |
| Legal | W54 FT OF LOT 7 BLK 2 OLT 36 DIV O RIVERSIDE |
| Neighborhood | 59EAS |
| Land | $1,134,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,134,000 |
| Improvement | $42,299 |
|---|---|
| Total Improvement | $42,299 |
| Market | $1,176,299 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,176,299 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,176,299 |
| Taxable Value | $1,176,299 |
|---|
| Total Due | $27,708.70 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +17.2% from $1,003,740 (2021) to $1,176,299 (2025), a CAGR of 4.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 $24,073. 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 96% of market value ($1,134,000 land vs $42,299 improvements), about $150/SF of land. With value concentrated in the land under a ~104-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 $1,176,299, 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 +4.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,434,295 by 2030, with an estimated annual tax burden around $27,018. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $27,708.70 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,782 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,782 SF | ✗ |
| 571C | STORAGE DET COMM | 516 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 176 SF | ✗ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +546 |
| Travis County | 0.3444% | 0.3758% | +369 |
| Austin ISD | 0.9505% | 0.9252% | -298 |
| Travis Central Health | 0.1080% | 0.1180% | +118 |
| Austin Community College | 0.1013% | 0.1034% | +25 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $10,883.12 | $— | $10,883.12 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,164.01 | $— | $6,164.01 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,421.06 | $— | $4,421.06 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,388.30 | $— | $1,388.30 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,216.29 | $— | $1,216.29 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,072.78 | $0.00 | $24,072.78 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,315,889 | $1,176,299 | +11.9% |
| Assessed Value | $1,315,889 | $1,176,299 | +11.9% |
| Land Value | $1,134,000 | $1,134,000 | +0.0% |
| Improvement Value | $181,889 | $42,299 | +330.0% |
| Taxable Value | $1,315,889 | $1,176,299 | +11.9% |
| Total Tax 2026 = estimate |
~$26,929
Estimated
|
$24,073 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,726,053 | $1,315,889 | -410,164 (-23.8%) |
| Taxable Value | $1,411,559 | $1,315,889 | -95,670 (-6.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,315,889 | $1,134,000 | $181,889 | — | $1,315,889 | $1,315,889 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,176,299 | $1,134,000 | $42,299 | — | $1,176,299 | $1,176,299 | $24,073 | Verified |
| 2024 | $1,445,277 | — | — | −$311,277 | $1,134,000 | $— | $28,354 | Verified |
| 2023 | $1,340,503 | — | — | −$206,503 | $1,134,000 | $— | $26,149 | Verified |
| 2022 | $1,016,182 | — | — | −$71,182 | $945,000 | $— | $26,474 | Verified |
| 2021 | $1,003,740 | — | — | −$285,540 | $718,200 | $— | $22,119 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +46.7% | +20.0% | 81.8% | Not available | Partial |
| 2025 | -17.8% | -17.8% | ~100% | 2.0500% | Verified |
| 2024 | -4.2% | -4.2% | ~100% | 1.9800% | Verified |
| 2023 | +11.4% | +11.4% | ~100% | 1.7500% | Verified |
| 2022 | +31.9% | +31.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.9% | +6.8% | +1.8% | +31.9% | 2023 | -18.6% | 2025 |
| Assessment Ratio | 100.0% | 88.0% | — | 100.0% | 2025 | 71.6% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $24,073 | $25,434 | ~$25,827 | $28,354 | 2024 | $22,119 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,223,888 | ~$1,223,888 | ~2.0139% | ~$24,648 | +4.0% |
| 2027 | ~$1,273,403 | ~$1,273,403 | ~1.9814% | ~$25,231 | +8.3% |
| 2028 | ~$1,324,921 | ~$1,324,921 | ~1.9488% | ~$25,821 | +12.6% |
| 2029 | ~$1,378,524 | ~$1,378,524 | ~1.9163% | ~$26,417 | +17.2% |
| 2030 | ~$1,434,295 | ~$1,434,295 | ~1.8837% | ~$27,018 | +21.9% |
| 2026 | ~$1,200,363 | ~$1,200,363 | ~2.0465% | ~$24,565 | +2.0% |
| 2027 | ~$1,224,918 | ~$1,224,918 | ~2.0465% | ~$25,068 | +4.1% |
| 2028 | ~$1,249,976 | ~$1,249,976 | ~2.0465% | ~$25,581 | +6.3% |
| 2029 | ~$1,275,547 | ~$1,275,547 | ~2.0465% | ~$26,104 | +8.4% |
| 2030 | ~$1,301,641 | ~$1,301,641 | ~2.0465% | ~$26,638 | +10.7% |
| 2026 | ~$1,247,414 | ~$1,247,414 | ~1.9977% | ~$24,919 | +6.0% |
| 2027 | ~$1,322,829 | ~$1,322,829 | ~1.9488% | ~$25,780 | +12.5% |
| 2028 | ~$1,402,804 | ~$1,402,804 | ~1.9000% | ~$26,654 | +19.3% |
| 2029 | ~$1,487,613 | ~$1,487,613 | ~1.8512% | ~$27,539 | +26.5% |
| 2030 | ~$1,577,549 | ~$1,577,549 | ~1.8024% | ~$28,433 | +34.1% |
In 2025, this property's market value of $1,176,299 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -17% 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 | $1,176,299 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,445,277 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,340,503 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,016,182 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,003,740 | $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.