2228 E CESAR CHAVEZ ST TX 78702
| Owner | SKY PREMISES LLC |
|---|---|
| Parcel ID | 0202100109 |
| Short ID | 189344 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,238 SF |
| Land SF | 10,883 SF |
| Acres | 0.250 |
| Year Built | 1952 |
| Legal | LOT 12 *& E40 FT OF LOT 13 OLT 25 DIV O JONES F H SUBD |
| Neighborhood | 48CEN |
| Land | $1,360,375 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,360,375 |
| Improvement | $239,707 |
|---|---|
| Total Improvement | $239,707 |
| Market | $1,600,082 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,600,082 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,600,082 |
| Taxable Value | $1,600,082 |
|---|
Appreciation: Market value has risen +41.5% from $1,130,800 (2021) to $1,600,082 (2025), a CAGR of 9.1% 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 $32,745. 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 85% of market value ($1,360,375 land vs $239,707 improvements), about $125/SF of land. With value concentrated in the land under a ~74-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 $1,600,082, this parcel sits in the upper-middle (50th–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 +9.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,469,379 by 2030, with an estimated annual tax burden around $46,517. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,238 SF | ✓ |
| 551 | PAVED AREA | 3,920 SF | ✗ |
| 501 | CANOPY | 476 SF | ✗ |
| 611 | TERRACE | 476 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% | $13,750.55 | $13,750.55 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,788.07 | $7,788.07 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,585.90 | $5,585.90 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,754.09 | $1,754.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,536.76 | $1,536.76 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $30,415.37 | $30,415.37 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,486,225 | $1,600,082 | -7.1% |
| Assessed Value | $1,486,225 | $1,600,082 | -7.1% |
| Land Value | $1,360,375 | $1,360,375 | +0.0% |
| Improvement Value | $125,850 | $239,707 | -47.5% |
| Taxable Value | $1,486,225 | $1,600,082 | -7.1% |
| Total Tax 2026 = estimate |
~$30,415
Estimated
|
~$30,415
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,486,225 | $1,486,225 | +0 (+0.0%) |
| Taxable Value | $1,486,225 | $1,486,225 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,486,225 | $1,360,375 | $125,850 | — | $1,486,225 | $1,486,225 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,600,082 | $1,360,375 | $239,707 | — | $1,600,082 | $1,600,082 | ~$30,415 | Partial |
| 2024 | $1,475,000 | — | — | −$114,625 | $1,360,375 | $— | $29,454 | Verified |
| 2023 | $1,182,200 | — | — | — | $1,360,375 ! | $— | $26,686 | Verified |
| 2022 | $1,132,785 | — | — | — | $1,182,200 ! | $— | $23,348 | Verified |
| 2021 | $1,130,800 | — | — | −$96,915 | $1,033,885 | $— | $24,657 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.1% | -7.1% | ~100% | Not available | Partial |
| 2025 | +7.7% | +7.7% | ~100% | Not available | Partial |
| 2024 | +0.8% | +0.8% | ~100% | 1.9800% | Verified |
| 2023 | +24.8% | +24.8% | ~100% | 1.8100% | Verified |
| 2022 | -0.4% | -0.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.1% | +6.2% | +10.7% | +24.8% | 2024 | -7.1% | 2026 |
| Assessment Ratio | 100.0% | 100.5% | — | 115.1% | 2023 | 91.4% | 2021 |
| Effective Tax Rate (2025) | 1.9000% | 1.9000% | — | 1.9000% | 2025 | 1.9000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$30,415 | $26,912 | ~$40,644 | $30,415 | 2025 | $23,348 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,745,144 | ~$1,745,144 | ~2.0139% | ~$35,146 | +9.1% |
| 2027 | ~$1,903,358 | ~$1,903,358 | ~1.9814% | ~$37,713 | +19.0% |
| 2028 | ~$2,075,915 | ~$2,075,915 | ~1.9488% | ~$40,456 | +29.7% |
| 2029 | ~$2,264,116 | ~$2,264,116 | ~1.9163% | ~$43,387 | +41.5% |
| 2030 | ~$2,469,379 | ~$2,469,379 | ~1.8837% | ~$46,517 | +54.3% |
| 2026 | ~$1,713,143 | ~$1,713,143 | ~2.0465% | ~$35,059 | +7.1% |
| 2027 | ~$1,834,192 | ~$1,834,192 | ~2.0465% | ~$37,536 | +14.6% |
| 2028 | ~$1,963,795 | ~$1,963,795 | ~2.0465% | ~$40,189 | +22.7% |
| 2029 | ~$2,102,555 | ~$2,102,555 | ~2.0465% | ~$43,028 | +31.4% |
| 2030 | ~$2,251,120 | ~$2,251,120 | ~2.0465% | ~$46,069 | +40.7% |
| 2026 | ~$1,777,146 | ~$1,760,090 | ~1.9977% | ~$35,161 | +11.1% |
| 2027 | ~$1,973,804 | ~$1,936,099 | ~1.9488% | ~$37,731 | +23.4% |
| 2028 | ~$2,192,223 | ~$2,129,709 | ~1.9000% | ~$40,465 | +37.0% |
| 2029 | ~$2,434,813 | ~$2,342,680 | ~1.8512% | ~$43,368 | +52.2% |
| 2030 | ~$2,704,248 | ~$2,576,948 | ~1.8024% | ~$46,446 | +69.0% |
In 2025, this property's market value of $1,600,082 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +13% above 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 | $1,600,082 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,475,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,182,200 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,132,785 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,130,800 | $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.