2300 E CESAR CHAVEZ ST AUSTIN, TX 78702
| Owner | LAFAYETTE 2109 LLC |
|---|---|
| Parcel ID | 0202100728 |
| Short ID | 189458 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,321 SF |
| Land SF | 11,204 SF |
| Acres | 0.257 |
| Year Built | 1955 |
| Legal | LOT 3 OLT 25 DIV O JONES F H SUBD |
| Neighborhood | 32CEN |
| Land | $1,400,454 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,400,454 |
| Improvement | $40,516 |
|---|---|
| Total Improvement | $40,516 |
| Market | $1,440,970 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,440,970 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,440,970 |
| Taxable Value | $1,440,970 |
|---|
| Total Due | $9,070.15 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +54.9% from $929,982 (2021) to $1,440,970 (2025), a CAGR of 11.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $29,489. 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 97% of market value ($1,400,454 land vs $40,516 improvements), about $125/SF of land. With value concentrated in the land under a ~71-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 $1,440,970, 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 +11.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,491,038 by 2030, with an estimated annual tax burden around $43,716. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $9,070.15 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,321 SF | ✓ |
| 551 | PAVED AREA | 3,200 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 1,200 SF | ✗ |
| 501 | CANOPY | 1,134 SF | ✗ |
| 611 | TERRACE | 830 SF | ✗ |
| 327 | STORAGE COMM'L | 144 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 120 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +668 |
| Travis County | 0.3444% | 0.3758% | +452 |
| Austin ISD | 0.9505% | 0.9252% | -364 |
| Travis Central Health | 0.1080% | 0.1180% | +145 |
| Austin Community College | 0.1013% | 0.1034% | +30 |
Market value changed by 76% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
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% | $13,313.63 | $9,747.95 | $3,565.68 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,540.60 | $5,521.06 | $2,019.54 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,408.41 | $3,959.91 | $1,448.50 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,698.35 | $1,243.49 | $454.86 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,487.93 | $1,089.43 | $398.50 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $29,448.92 | $21,561.84 | $7,887.08 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,371,148 | $1,440,970 | -4.8% |
| Assessed Value | $1,371,148 | $1,440,970 | -4.8% |
| Land Value | $1,400,454 | $1,400,454 | +0.0% |
| Improvement Value | — | $40,516 | — |
| Taxable Value | $1,371,148 | $1,440,970 | -4.8% |
| Total Tax 2026 = estimate |
~$28,060
Estimated
|
$29,449 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,443,314 | $1,371,148 | -72,166 (-5.0%) |
| Taxable Value | $1,443,314 | $1,371,148 | -72,166 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,371,148 | $1,400,454 | — | — | $1,371,148 | $1,371,148 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,440,970 | $1,400,454 | $40,516 | — | $1,440,970 | $1,440,970 | $29,449 | Verified |
| 2024 | $872,255 | — | — | −$171,880 | $700,375 | $— | $16,255 | Verified |
| 2023 | $809,400 | — | — | −$109,025 | $700,375 | $— | $15,781 | Verified |
| 2022 | $817,217 | — | — | −$200,887 | $616,330 | $— | $15,985 | Verified |
| 2021 | $929,982 | — | — | −$397,697 | $532,285 | $— | $17,788 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | +75.7% ! | +75.7% | ~100% | 2.0400% | Verified |
| 2024 | -6.0% | -6.0% | ~100% | 1.9800% | Verified |
| 2023 | +7.3% | +7.3% | ~100% | 1.8100% | Verified |
| 2022 | -0.5% | -0.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +76.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.8% | +11.0% | +12.7% | +65.2% | 2025 | -12.1% | 2022 |
| Assessment Ratio | 100.0% | 83.2% | — | 100.0% | 2025 | 57.2% | 2021 |
| Effective Tax Rate (2025) | 2.0400% | 2.0400% | — | 2.0400% | 2025 | 2.0400% | 2025 |
| Tax Amount | $29,449 | $19,052 | ~$37,598 | $29,449 | 2025 | $15,781 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,607,682 | ~$1,585,067 | ~2.0139% | ~$31,922 | +11.6% |
| 2027 | ~$1,793,681 | ~$1,743,574 | ~1.9814% | ~$34,547 | +24.5% |
| 2028 | ~$2,001,199 | ~$1,917,931 | ~1.9488% | ~$37,377 | +38.9% |
| 2029 | ~$2,232,726 | ~$2,109,724 | ~1.9163% | ~$40,428 | +54.9% |
| 2030 | ~$2,491,038 | ~$2,320,697 | ~1.8837% | ~$43,716 | +72.9% |
| 2026 | ~$1,578,862 | ~$1,578,862 | ~2.0465% | ~$32,311 | +9.6% |
| 2027 | ~$1,729,950 | ~$1,729,950 | ~2.0465% | ~$35,403 | +20.1% |
| 2028 | ~$1,895,496 | ~$1,895,496 | ~2.0465% | ~$38,791 | +31.5% |
| 2029 | ~$2,076,883 | ~$2,076,883 | ~2.0465% | ~$42,503 | +44.1% |
| 2030 | ~$2,275,629 | ~$2,275,629 | ~2.0465% | ~$46,570 | +57.9% |
| 2026 | ~$1,636,501 | ~$1,585,067 | ~1.9977% | ~$31,664 | +13.6% |
| 2027 | ~$1,858,564 | ~$1,743,574 | ~1.9488% | ~$33,979 | +29.0% |
| 2028 | ~$2,110,760 | ~$1,917,931 | ~1.9000% | ~$36,441 | +46.5% |
| 2029 | ~$2,397,178 | ~$2,109,724 | ~1.8512% | ~$39,055 | +66.4% |
| 2030 | ~$2,722,461 | ~$2,320,697 | ~1.8024% | ~$41,828 | +88.9% |
In 2025, this property's market value of $1,440,970 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +2% 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 | $1,440,970 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $872,255 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $809,400 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $817,217 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $929,982 | $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.