2500 E CESAR CHAVEZ ST TX 78702
| Owner | 1745 W ANDERSON LP |
|---|---|
| Parcel ID | 0202110116 |
| Short ID | 189596 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 7,502 SF |
| Acres | 0.172 |
| Year Built | — |
| Legal | LOT 1 OLT 27 DIV O SANDAHL SUBD |
| Neighborhood | 1EC1 |
| Land | $937,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $937,750 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $937,750 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $937,750 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $937,750 |
| Taxable Value | $937,750 |
|---|
Appreciation: Market value has risen +38.9% from $675,180 (2021) to $937,750 (2025), a CAGR of 8.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 $19,191. 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 100% of market value ($937,750 land vs $0 improvements), about $125/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $937,750, 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 +8.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,413,909 by 2030, with an estimated annual tax burden around $26,634. 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.
Market value changed by 197% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $8,676.06 | $8,676.06 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,913.97 | $4,913.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,524.49 | $3,524.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,106.76 | $1,106.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $969.63 | $969.63 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,190.91 | $19,190.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,783,263 | $937,750 | +196.8% |
| Assessed Value | $2,140,938 | $937,750 | +128.3% |
| Land Value | $1,767,625 | $937,750 | +88.5% |
| Improvement Value | $1,015,638 | — | — |
| Taxable Value | $2,140,938 | $937,750 | +128.3% |
| HS Cap Loss | -$642,325 | — | |
| Total Tax 2026 = estimate |
~$43,814
Estimated
|
~$19,191
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,783,263 | $2,783,263 | +0 (+0.0%) |
| Taxable Value | $2,140,938 | $2,140,938 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,783,263 | $1,767,625 | $1,015,638 | −$642,325 | $2,140,938 | $2,140,938 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $937,750 | $937,750 | — | — | $937,750 | $937,750 | ~$19,191 | Partial |
| 2024 | $— | — | — | — | $937,750 | $— | $18,584 | Verified |
| 2023 | $— | — | — | — | $937,750 | $— | $16,966 | Verified |
| 2022 | $— | — | — | — | $825,220 | $— | $16,297 | Verified |
| 2021 | $675,180 | — | — | — | $712,690 ! | $— | $15,513 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +196.8% ! | +128.3% | 76.9% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +13.6% | +13.6% | ~100% | 1.8100% | Verified |
| 2022 | +15.8% | +15.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +196.8% | +117.9% | -5.8% | +196.8% | 2026 | +38.9% | 2025 |
| Assessment Ratio | 76.9% | 94.2% | — | 105.6% | 2021 | 76.9% | 2026 |
| 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 |
$19,191 | $17,352 | ~$23,474 | $19,191 | 2025 | $15,513 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,018,014 | ~$1,018,014 | ~2.0139% | ~$20,502 | +8.6% |
| 2027 | ~$1,105,149 | ~$1,105,149 | ~1.9814% | ~$21,897 | +17.9% |
| 2028 | ~$1,199,742 | ~$1,199,742 | ~1.9488% | ~$23,381 | +27.9% |
| 2029 | ~$1,302,431 | ~$1,302,431 | ~1.9163% | ~$24,958 | +38.9% |
| 2030 | ~$1,413,909 | ~$1,413,909 | ~1.8837% | ~$26,634 | +50.8% |
| 2026 | ~$999,259 | ~$999,259 | ~2.0465% | ~$20,450 | +6.6% |
| 2027 | ~$1,064,803 | ~$1,064,803 | ~2.0465% | ~$21,791 | +13.5% |
| 2028 | ~$1,134,647 | ~$1,134,647 | ~2.0465% | ~$23,220 | +21.0% |
| 2029 | ~$1,209,071 | ~$1,209,071 | ~2.0465% | ~$24,743 | +28.9% |
| 2030 | ~$1,288,377 | ~$1,288,377 | ~2.0465% | ~$26,366 | +37.4% |
| 2026 | ~$1,036,769 | ~$1,036,769 | ~1.9977% | ~$20,711 | +10.6% |
| 2027 | ~$1,146,245 | ~$1,146,245 | ~1.9488% | ~$22,338 | +22.2% |
| 2028 | ~$1,267,280 | ~$1,267,280 | ~1.9000% | ~$24,079 | +35.1% |
| 2029 | ~$1,401,095 | ~$1,401,095 | ~1.8512% | ~$25,937 | +49.4% |
| 2030 | ~$1,549,040 | ~$1,549,040 | ~1.8024% | ~$27,919 | +65.2% |
In 2025, this property's market value of $937,750 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -34% 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 | $937,750 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | — | $661,016 | $1,438,465 | $3,471,171 | — | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $675,180 | $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.