638 TILLERY ST AUSTIN, TX 78702
| Owner | FLASHBANG PROPERTIES LLC |
|---|---|
| Parcel ID | 0202120309 |
| Short ID | 189837 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,100 SF |
| Land SF | 31,942 SF |
| Acres | 0.733 |
| Year Built | 1924 |
| Legal | .7333 ACR OLT 19 DIVISION A |
| Neighborhood | 59EAS |
| Land | $1,756,810 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,756,810 |
| Improvement | $152,815 |
|---|---|
| Total Improvement | $152,815 |
| Market | $1,909,625 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,909,625 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,909,625 |
| Taxable Value | $1,909,625 |
|---|
Appreciation: Market value has fallen -9.0% from $2,097,902 (2021) to $1,909,625 (2025), a CAGR of -2.3% 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 $39,080. 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 92% of market value ($1,756,810 land vs $152,815 improvements), about $55/SF of land. With value concentrated in the land under a ~102-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 $1,909,625, 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 -2.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,697,859 by 2030, with an estimated annual tax burden around $31,983. 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 | 2,100 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,100 SF | ✗ |
| 306 | GREENHOUSE | 1,600 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 96 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% | $17,667.85 | $17,667.85 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,006.76 | $10,006.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,177.23 | $7,177.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,253.80 | $2,253.80 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,974.55 | $1,974.55 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $39,080.19 | $39,080.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,925,598 | $1,909,625 | +0.8% |
| Assessed Value | $1,925,598 | $1,909,625 | +0.8% |
| Land Value | $1,756,810 | $1,756,810 | +0.0% |
| Improvement Value | $168,788 | $152,815 | +10.5% |
| Taxable Value | $1,925,598 | $1,909,625 | +0.8% |
| Total Tax 2026 = estimate |
~$39,407
Estimated
|
~$39,080
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,305,601 | $1,925,598 | -380,003 (-16.5%) |
| Taxable Value | $2,305,601 | $1,925,598 | -380,003 (-16.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,925,598 | $1,756,810 | $168,788 | — | $1,925,598 | $1,925,598 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,909,625 | $1,756,810 | $152,815 | — | $1,909,625 | $1,909,625 | ~$39,080 | Partial |
| 2024 | $1,966,914 | — | — | −$210,104 | $1,756,810 | $— | $37,845 | Verified |
| 2023 | $1,950,346 | — | — | −$193,536 | $1,756,810 | $— | $35,586 | Verified |
| 2022 | $2,094,761 | — | — | −$337,951 | $1,756,810 | $— | $38,518 | Verified |
| 2021 | $2,097,902 | — | — | −$341,092 | $1,756,810 | $— | $45,596 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +20.7% | +20.7% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -2.9% | -2.9% | ~100% | 1.9800% | Verified |
| 2023 | +0.8% | +0.8% | ~100% | 1.8100% | Verified |
| 2022 | -6.9% | -6.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -8.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.8% | -1.7% | -2.5% | +0.8% | 2026 | -6.9% | 2023 |
| Assessment Ratio | 100.0% | 91.2% | — | 100.0% | 2025 | 83.7% | 2021 |
| 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 |
$39,080 | $39,325 | ~$34,728 | $45,596 | 2021 | $35,586 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,865,258 | ~$1,865,258 | ~2.0139% | ~$37,565 | -2.3% |
| 2027 | ~$1,821,921 | ~$1,821,921 | ~1.9814% | ~$36,099 | -4.6% |
| 2028 | ~$1,779,591 | ~$1,779,591 | ~1.9488% | ~$34,681 | -6.8% |
| 2029 | ~$1,738,245 | ~$1,738,245 | ~1.9163% | ~$33,310 | -9.0% |
| 2030 | ~$1,697,859 | ~$1,697,859 | ~1.8837% | ~$31,983 | -11.1% |
| 2026 | ~$1,827,065 | ~$1,827,065 | ~2.0465% | ~$37,391 | -4.3% |
| 2027 | ~$1,748,075 | ~$1,748,075 | ~2.0465% | ~$35,774 | -8.5% |
| 2028 | ~$1,672,499 | ~$1,672,499 | ~2.0465% | ~$34,227 | -12.4% |
| 2029 | ~$1,600,191 | ~$1,600,191 | ~2.0465% | ~$32,748 | -16.2% |
| 2030 | ~$1,531,009 | ~$1,531,009 | ~2.0465% | ~$31,332 | -19.8% |
| 2026 | ~$1,903,450 | ~$1,903,450 | ~1.9977% | ~$38,025 | -0.3% |
| 2027 | ~$1,897,295 | ~$1,897,295 | ~1.9488% | ~$36,975 | -0.6% |
| 2028 | ~$1,891,160 | ~$1,891,160 | ~1.9000% | ~$35,932 | -1.0% |
| 2029 | ~$1,885,045 | ~$1,885,045 | ~1.8512% | ~$34,896 | -1.3% |
| 2030 | ~$1,878,949 | ~$1,878,949 | ~1.8024% | ~$33,866 | -1.6% |
In 2025, this property's market value of $1,909,625 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +35% 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 | $1,909,625 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,966,914 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,950,346 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,094,761 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,097,902 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.