2711 E 2 ST TX 78702
| Owner | PISCES FOOD LP |
|---|---|
| Parcel ID | 0202110514 |
| Short ID | 189670 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,160 SF |
| Land SF | 6,840 SF |
| Acres | 0.157 |
| Year Built | 1951 |
| Legal | LOT 4 *LESS N7.5 FT BLK 1 OLT 28 DIV O ANTHONY W B |
| Neighborhood | 83EAS |
| Land | $513,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $513,000 |
| Improvement | $219 |
|---|---|
| Total Improvement | $219 |
| Market | $513,219 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $513,219 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $513,219 |
| Taxable Value | $513,219 |
|---|
Appreciation: Market value has fallen -3.0% from $529,135 (2021) to $513,219 (2025), a CAGR of -0.8% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $10,503. 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 ($513,000 land vs $219 improvements), about $75/SF of land. With value concentrated in the land under a ~75-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 $513,219, 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 -0.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $493,996 by 2030, with an estimated annual tax burden around $9,306. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,160 SF | ✓ |
| 501 | CANOPY | 102 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% | $4,429.86 | $4,429.86 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,508.99 | $2,508.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,799.55 | $1,799.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $565.09 | $565.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $495.08 | $495.08 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $9,798.57 | $9,798.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $513,219 | $513,219 | +0.0% |
| Assessed Value | $513,219 | $513,219 | +0.0% |
| Land Value | $513,000 | $513,000 | +0.0% |
| Improvement Value | $219 | $219 | +0.0% |
| Taxable Value | $513,219 | $513,219 | +0.0% |
| Total Tax 2026 = estimate |
~$10,503
Estimated
|
~$9,799
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $513,219 | $513,219 | +0 (+0.0%) |
| Taxable Value | $513,219 | $513,219 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $513,219 | $513,000 | $219 | — | $513,219 | $513,219 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $513,219 | $513,000 | $219 | — | $513,219 | $513,219 | ~$9,799 | Partial |
| 2024 | $513,438 | — | — | −$438 | $513,000 | $— | $10,175 | Verified |
| 2023 | $514,328 | — | — | −$1,328 | $513,000 | $— | $9,289 | Verified |
| 2022 | $529,915 | — | — | −$16,915 | $513,000 | $— | $10,158 | Verified |
| 2021 | $529,135 | — | — | −$16,135 | $513,000 | $— | $11,535 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | -0.2% | -0.2% | ~100% | 1.8100% | Verified |
| 2022 | -2.9% | -2.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -3.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.6% | -0.8% | +0.1% | 2022 | -2.9% | 2023 |
| Assessment Ratio | 100.0% | 98.9% | — | 100.0% | 2025 | 96.8% | 2022 |
| Effective Tax Rate (2025) | 1.9100% | 1.9100% | — | 1.9100% | 2025 | 1.9100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,799 | $10,191 | ~$9,778 | $11,535 | 2021 | $9,289 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$509,315 | ~$509,315 | ~2.0139% | ~$10,257 | -0.8% |
| 2027 | ~$505,441 | ~$505,441 | ~1.9814% | ~$10,015 | -1.5% |
| 2028 | ~$501,597 | ~$501,597 | ~1.9488% | ~$9,775 | -2.3% |
| 2029 | ~$497,782 | ~$497,782 | ~1.9163% | ~$9,539 | -3.0% |
| 2030 | ~$493,996 | ~$493,996 | ~1.8837% | ~$9,306 | -3.7% |
| 2026 | ~$499,051 | ~$499,051 | ~2.0465% | ~$10,213 | -2.8% |
| 2027 | ~$485,274 | ~$485,274 | ~2.0465% | ~$9,931 | -5.4% |
| 2028 | ~$471,878 | ~$471,878 | ~2.0465% | ~$9,657 | -8.1% |
| 2029 | ~$458,851 | ~$458,851 | ~2.0465% | ~$9,390 | -10.6% |
| 2030 | ~$446,184 | ~$446,184 | ~2.0465% | ~$9,131 | -13.1% |
| 2026 | ~$519,580 | ~$519,580 | ~1.9977% | ~$10,379 | +1.2% |
| 2027 | ~$526,019 | ~$526,019 | ~1.9488% | ~$10,251 | +2.5% |
| 2028 | ~$532,539 | ~$532,539 | ~1.9000% | ~$10,118 | +3.8% |
| 2029 | ~$539,139 | ~$539,139 | ~1.8512% | ~$9,981 | +5.1% |
| 2030 | ~$545,821 | ~$545,821 | ~1.8024% | ~$9,838 | +6.4% |
In 2025, this property's market value of $513,219 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -64% 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 | $513,219 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $513,438 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $514,328 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $529,915 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $529,135 | $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.