401 S 1 ST TX
| Owner | SRPF A QR RIVERSOUTH LLC |
|---|---|
| Parcel ID | 0203000503 |
| Short ID | 190739 |
| Type | Real |
| Use Code | 50 Office Hi-Rise (≥6 Stories) |
| Valuation | Income |
| Improvement SF | 123,277 SF |
| Land SF | 58,849 SF |
| Acres | 1.351 |
| Year Built | 2020 |
| Legal | ABS 8 SUR 20 DECKER I ACR 1.351 SWISHER ADDN |
| Neighborhood | 50SCN |
| Land | $13,535,270 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $13,535,270 |
| Improvement | $158,392,121 |
|---|---|
| Total Improvement | $158,392,121 |
| Market | $171,927,391 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $171,927,391 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $171,927,391 |
| Taxable Value | $171,927,391 |
|---|
Appreciation: Market value has risen +1847.7% from $8,827,350 (2021) to $171,927,391 (2025), a CAGR of 110.1% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $3,518,468. Austin ISD is the largest single contributor, at 43.3% 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 8% of market value ($13,535,270 land vs $158,392,121 improvements), about $230/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $171,927,391, this parcel sits in the top quartile (≥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 +110.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,034,584,985 by 2030, with an estimated annual tax burden around $5,215,909. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 157,180 SF | ✓ |
| ADDL | Additional Floor | 142,723 SF | ✓ |
| 2ND | 2nd Floor | 53,000 SF | ✓ |
| 3RD | 3rd Floor | 53,000 SF | ✓ |
| 4TH | 4th Floor | 53,000 SF | ✓ |
| 5TH | 5th Floor | 53,000 SF | ✓ |
| 1ST | 1st Floor | 17,277 SF | ✓ |
Market value changed by 1661% in 2022, 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% | $1,590,672.22 | $1,590,672.22 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $900,928.76 | $900,928.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $646,180.50 | $646,180.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $202,913.86 | $202,913.86 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $177,772.92 | $177,772.92 | Paid |
| P2U | — | — | — | — | — | — | $158,570.34 | $158,570.34 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $3,677,038.60 | $3,677,038.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $177,686,432 | $171,927,391 | +3.3% |
| Assessed Value | $177,686,432 | $171,927,391 | +3.3% |
| Land Value | $13,535,270 | $13,535,270 | +0.0% |
| Improvement Value | $164,151,162 | $158,392,121 | +3.6% |
| Taxable Value | $177,686,432 | $171,927,391 | +3.3% |
| Total Tax 2026 = estimate |
~$3,636,326
Estimated
|
~$3,677,039
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $177,686,432 | $177,686,432 | +0 (+0.0%) |
| Taxable Value | $177,686,432 | $177,686,432 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $177,686,432 | $13,535,270 | $164,151,162 | — | $177,686,432 | $177,686,432 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $171,927,391 | $13,535,270 | $158,392,121 | — | $171,927,391 | $171,927,391 | ~$3,677,039 | Partial |
| 2024 | $194,547,270 | — | — | −$181,012,000 | $13,535,270 | $— | $3,250,183 | Verified |
| 2023 | $200,000,000 | — | — | −$186,464,730 | $13,535,270 | $— | $3,699,334 | Verified |
| 2022 | $12,389,411 | — | — | −$3,562,061 | $8,827,350 | $— | $4,167,298 | Verified |
| 2021 | $8,827,350 | — | — | — | $8,827,350 | $— | $281,567 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.3% | +3.3% | ~100% | Not available | Partial |
| 2025 | +3.8% | +3.8% | ~100% | Not available | Partial |
| 2024 | -14.9% | -14.9% | ~100% | 1.9600% | Verified |
| 2023 | -10.8% | -10.8% | ~100% | 1.9000% | Verified |
| 2022 | +1661.1% ! | +1661.1% | ~100% | 1.9100% | Verified |
| 2021 | base year | — | ~100% | 3.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1287.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.3% | +308.7% | +108.7% | +1514.3% | 2023 | -11.6% | 2025 |
| Assessment Ratio | 100.0% | 64.2% | — | 100.0% | 2021 | 6.8% | 2023 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,677,039 | $3,015,084 | ~$4,485,978 | $4,167,298 | 2022 | $281,567 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$361,180,050 | ~$189,120,130 | ~2.0139% | ~$3,808,759 | +110.1% |
| 2027 | ~$758,756,520 | ~$208,032,143 | ~1.9814% | ~$4,121,924 | +341.3% |
| 2028 | ~$1,593,973,576 | ~$228,835,357 | ~1.9488% | ~$4,459,634 | +827.1% |
| 2029 | ~$3,348,573,216 | ~$251,718,893 | ~1.9163% | ~$4,823,666 | +1847.7% |
| 2030 | ~$7,034,584,985 | ~$276,890,782 | ~1.8837% | ~$5,215,909 | +3991.6% |
| 2026 | ~$357,741,503 | ~$189,120,130 | ~2.0465% | ~$3,870,315 | +108.1% |
| 2027 | ~$744,378,089 | ~$208,032,143 | ~2.0465% | ~$4,257,347 | +333.0% |
| 2028 | ~$1,548,880,225 | ~$228,835,357 | ~2.0465% | ~$4,683,081 | +800.9% |
| 2029 | ~$3,222,864,815 | ~$251,718,893 | ~2.0465% | ~$5,151,389 | +1774.5% |
| 2030 | ~$6,706,043,145 | ~$276,890,782 | ~2.0465% | ~$5,666,528 | +3800.5% |
| 2026 | ~$364,618,598 | ~$189,120,130 | ~1.9977% | ~$3,777,981 | +112.1% |
| 2027 | ~$773,272,493 | ~$208,032,143 | ~1.9488% | ~$4,054,213 | +349.8% |
| 2028 | ~$1,639,933,758 | ~$228,835,357 | ~1.9000% | ~$4,347,910 | +853.9% |
| 2029 | ~$3,477,923,703 | ~$251,718,893 | ~1.8512% | ~$4,659,805 | +1922.9% |
| 2030 | ~$7,375,879,190 | ~$276,890,782 | ~1.8024% | ~$4,990,600 | +4190.1% |
In 2025, this property's market value of $171,927,391 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 121× 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 | $171,927,391 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $194,547,270 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $200,000,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $12,389,411 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $8,827,350 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | 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.