1601 E CESAR CHAVEZ ST 106 TX 78702
| Owner | VANDALAR PARTNERS |
|---|---|
| Parcel ID | 0202071107 |
| Short ID | 746235 |
| Type | Real |
| Use Code | 24 Commercial Space Condos |
| Valuation | Income |
| Improvement SF | 1,051 SF |
| Land SF | 823 SF |
| Acres | 0.019 |
| Year Built | 2007 |
| Legal | UNT 106 WATERSTREET LOFTS AMENDED PLUS 3.2326 % INT IN COM AREA |
| Neighborhood | 24EC03 |
| Land | $102,899 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $102,899 |
| Improvement | $512,101 |
|---|---|
| Total Improvement | $512,101 |
| Market | $615,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $615,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $615,000 |
| Taxable Value | $615,000 |
|---|
Appreciation: Market value has risen +32.2% from $465,302 (2021) to $615,000 (2025), a CAGR of 7.2% over 4 years. This represents moderate, steady growth. 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 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 $12,586. 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 17% of market value ($102,899 land vs $512,101 improvements), about $125/SF of land. Most value sits in the improvements, so building condition, age (~19 yrs), and rent roll drive the underwriting.
Submarket Position: At $615,000, this parcel sits in the bottom quartile (<25th 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 +7.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $871,566 by 2030, with an estimated annual tax burden around $16,418. 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 | 1,051 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% | $5,689.98 | $5,689.98 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,222.70 | $3,222.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,311.45 | $2,311.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $725.84 | $725.84 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $635.91 | $635.91 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,585.88 | $12,585.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $550,000 | $615,000 | -10.6% |
| Assessed Value | $550,000 | $615,000 | -10.6% |
| Land Value | $102,899 | $102,899 | +0.0% |
| Improvement Value | $447,101 | $512,101 | -12.7% |
| Taxable Value | $550,000 | $615,000 | -10.6% |
| Total Tax 2026 = estimate |
~$11,256
Estimated
|
~$12,586
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $740,385 | $550,000 | -190,385 (-25.7%) |
| Taxable Value | $738,000 | $550,000 | -188,000 (-25.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $550,000 | $102,899 | $447,101 | — | $550,000 | $550,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $615,000 | $102,899 | $512,101 | — | $615,000 | $615,000 | ~$12,586 | Partial |
| 2024 | $583,100 | — | — | −$480,201 | $102,899 | $— | $13,867 | Verified |
| 2023 | $506,134 | — | — | −$403,235 | $102,899 | $— | $10,550 | Verified |
| 2022 | $412,399 | — | — | −$309,500 | $102,899 | $— | $9,996 | Verified |
| 2021 | $465,302 | — | — | −$387,099 | $78,203 | $— | $8,977 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +20.4% | +20.0% | ~100% | Not available | Partial |
| 2025 | -12.7% | -12.1% | ~100% | Not available | Partial |
| 2024 | +11.6% | +10.9% | 99.4% | 1.9700% | Verified |
| 2023 | +24.7% | +24.7% | ~100% | 1.6700% | Verified |
| 2022 | +22.7% | +22.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +49.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.6% | +4.3% | +9.8% | +22.7% | 2023 | -11.4% | 2022 |
| Assessment Ratio | 100.0% | 46.6% | — | 100.0% | 2025 | 16.8% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$12,586 | $11,195 | ~$14,812 | $13,867 | 2024 | $8,977 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$659,417 | ~$659,417 | ~2.0139% | ~$13,280 | +7.2% |
| 2027 | ~$707,042 | ~$707,042 | ~1.9814% | ~$14,009 | +15.0% |
| 2028 | ~$758,107 | ~$758,107 | ~1.9488% | ~$14,774 | +23.3% |
| 2029 | ~$812,859 | ~$812,859 | ~1.9163% | ~$15,577 | +32.2% |
| 2030 | ~$871,566 | ~$871,566 | ~1.8837% | ~$16,418 | +41.7% |
| 2026 | ~$647,117 | ~$647,117 | ~2.0465% | ~$13,243 | +5.2% |
| 2027 | ~$680,911 | ~$680,911 | ~2.0465% | ~$13,935 | +10.7% |
| 2028 | ~$716,470 | ~$716,470 | ~2.0465% | ~$14,662 | +16.5% |
| 2029 | ~$753,887 | ~$753,887 | ~2.0465% | ~$15,428 | +22.6% |
| 2030 | ~$793,257 | ~$793,257 | ~2.0465% | ~$16,234 | +29.0% |
| 2026 | ~$671,717 | ~$671,717 | ~1.9977% | ~$13,419 | +9.2% |
| 2027 | ~$733,665 | ~$733,665 | ~1.9488% | ~$14,298 | +19.3% |
| 2028 | ~$801,325 | ~$801,325 | ~1.9000% | ~$15,225 | +30.3% |
| 2029 | ~$875,226 | ~$875,226 | ~1.8512% | ~$16,202 | +42.3% |
| 2030 | ~$955,942 | ~$955,942 | ~1.8024% | ~$17,230 | +55.4% |
In 2025, this property's market value of $615,000 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -57% 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 | $615,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $583,100 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $506,134 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $412,399 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $465,302 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.