2131 E CESAR CHAVEZ ST TX 78702
| Owner | MENDEZ BERTHA C FAMILY TRUST |
|---|---|
| Parcel ID | 0202081408 |
| Short ID | 189307 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 3,440 SF |
| Land SF | 6,744 SF |
| Acres | 0.155 |
| Year Built | 1935 |
| Legal | LOT 1 BLK O OLT 37&38 DIV O DRIVING PARK ADDN |
| Neighborhood | 20CEN |
| Land | $1,011,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,011,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $815,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $815,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $815,000 |
| Taxable Value | $815,000 |
|---|
Appreciation: Market value has risen +25.1% from $651,297 (2021) to $815,000 (2025), a CAGR of 5.8% over 4 years. This represents moderate, steady growth. 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 $16,679. 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 124% of market value ($1,011,600 land vs $0 improvements), about $150/SF of land. With value concentrated in the land under a ~91-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 $815,000, 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 +5.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,078,651 by 2030, with an estimated annual tax burden around $20,319. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,840 SF | ✓ |
| 2ND | 2nd Floor | 600 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 600 SF | ✓ |
| 501 | CANOPY | 288 SF | ✗ |
| 581C | STORAGE ATT COMM | 225 SF | ✓ |
| 251 | BATHROOM | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $7,540.38 | $7,540.38 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,270.74 | $4,270.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,063.14 | $3,063.14 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $961.89 | $961.89 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $842.71 | $842.71 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,678.86 | $16,678.86 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $815,000 | $815,000 | +0.0% |
| Assessed Value | $815,000 | $815,000 | +0.0% |
| Land Value | $1,011,600 | $1,011,600 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $815,000 | $815,000 | +0.0% |
| Total Tax 2026 = estimate |
~$16,679
Estimated
|
~$16,679
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $815,000 | $815,000 | +0 (+0.0%) |
| Taxable Value | $815,000 | $815,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $815,000 | $1,011,600 | — | — | $815,000 | $815,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $815,000 | $1,011,600 | — | — | $815,000 | $815,000 | ~$16,679 | Partial |
| 2024 | $903,000 | — | — | −$46,760 | $856,240 | $— | $16,969 | Verified |
| 2023 | $759,400 | — | — | — | $1,011,600 ! | $— | $16,338 | Verified |
| 2022 | $658,268 | — | — | — | $741,840 ! | $— | $14,998 | Verified |
| 2021 | $651,297 | — | — | −$10,617 | $640,680 | $— | $14,328 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -4.8% | -4.8% | ~100% | Not available | Partial |
| 2024 | -20.1% | -20.1% | ~100% | 1.9800% | Verified |
| 2023 | +36.1% | +36.1% | ~100% | 1.5300% | Verified |
| 2022 | +13.7% | +13.7% | ~100% | 1.9100% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +17.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +5.1% | +5.8% | +18.9% | 2024 | -9.7% | 2025 |
| Assessment Ratio | 100.0% | 106.5% | — | 133.2% | 2023 | 94.8% | 2024 |
| 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 |
$16,679 | $15,862 | ~$18,816 | $16,969 | 2024 | $14,328 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$861,990 | ~$861,990 | ~2.0139% | ~$17,360 | +5.8% |
| 2027 | ~$911,689 | ~$911,689 | ~1.9814% | ~$18,064 | +11.9% |
| 2028 | ~$964,254 | ~$964,254 | ~1.9488% | ~$18,792 | +18.3% |
| 2029 | ~$1,019,850 | ~$1,019,850 | ~1.9163% | ~$19,543 | +25.1% |
| 2030 | ~$1,078,651 | ~$1,078,651 | ~1.8837% | ~$20,319 | +32.3% |
| 2026 | ~$845,690 | ~$845,690 | ~2.0465% | ~$17,307 | +3.8% |
| 2027 | ~$877,536 | ~$877,536 | ~2.0465% | ~$17,959 | +7.7% |
| 2028 | ~$910,581 | ~$910,581 | ~2.0465% | ~$18,635 | +11.7% |
| 2029 | ~$944,870 | ~$944,870 | ~2.0465% | ~$19,337 | +15.9% |
| 2030 | ~$980,450 | ~$980,450 | ~2.0465% | ~$20,065 | +20.3% |
| 2026 | ~$878,290 | ~$878,290 | ~1.9977% | ~$17,545 | +7.8% |
| 2027 | ~$946,495 | ~$946,495 | ~1.9488% | ~$18,446 | +16.1% |
| 2028 | ~$1,019,996 | ~$1,019,996 | ~1.9000% | ~$19,380 | +25.2% |
| 2029 | ~$1,099,206 | ~$1,099,206 | ~1.8512% | ~$20,348 | +34.9% |
| 2030 | ~$1,184,566 | ~$1,184,566 | ~1.8024% | ~$21,350 | +45.3% |
In 2025, this property's market value of $815,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -43% 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 | $815,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $903,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $759,400 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $658,268 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $651,297 | $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.