515 PEDERNALES ST TX 78702
| Owner | LOPEZ TOMMIE R |
|---|---|
| Parcel ID | 0203110102 |
| Short ID | 191107 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 1,260 SF |
| Land SF | 6,630 SF |
| Acres | 0.152 |
| Year Built | 1972 |
| Legal | LOT 6 OLT 11 DIV A MORSLAND PLACE |
| Neighborhood | 31CEN |
| Land | $663,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $663,000 |
| Improvement | $21,334 |
|---|---|
| Total Improvement | $21,334 |
| Market | $684,334 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $684,334 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $684,334 |
| Taxable Value | $684,334 |
|---|
Appreciation: Market value has risen +26.0% from $543,286 (2021) to $684,334 (2025), a CAGR of 5.9% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 $14,005. 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 ($663,000 land vs $21,334 improvements), about $100/SF of land. With value concentrated in the land under a ~54-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 $684,334, 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 +5.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $913,204 by 2030, with an estimated annual tax burden around $17,202. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 2,800 SF | ✗ |
| 611 | TERRACE | 2,340 SF | ✗ |
| 1ST | 1st Floor | 1,260 SF | ✓ |
| 501 | CANOPY | 30 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% | $6,331.46 | $6,331.46 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,586.03 | $3,586.03 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,572.04 | $2,572.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $807.67 | $807.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $707.60 | $707.60 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,004.80 | $14,004.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $685,709 | $684,334 | +0.2% |
| Assessed Value | $685,709 | $684,334 | +0.2% |
| Land Value | $663,000 | $663,000 | +0.0% |
| Improvement Value | $22,709 | $21,334 | +6.4% |
| Taxable Value | $685,709 | $684,334 | +0.2% |
| Total Tax 2026 = estimate |
~$14,033
Estimated
|
~$14,005
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $685,709 | $685,709 | +0 (+0.0%) |
| Taxable Value | $685,709 | $685,709 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $685,709 | $663,000 | $22,709 | — | $685,709 | $685,709 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $684,334 | $663,000 | $21,334 | — | $684,334 | $684,334 | ~$14,005 | Partial |
| 2024 | $705,932 | — | — | −$42,932 | $663,000 | $— | $13,975 | Verified |
| 2023 | $528,895 | — | — | — | $663,000 ! | $— | $12,772 | Verified |
| 2022 | $528,504 | — | — | −$31,254 | $497,250 | $— | $10,445 | Verified |
| 2021 | $543,286 | — | — | −$46,036 | $497,250 | $— | $11,504 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -3.0% | -3.0% | ~100% | Not available | Partial |
| 2024 | -0.1% | -0.1% | ~100% | 1.9800% | Verified |
| 2023 | +33.5% | +33.5% | ~100% | 1.8100% | Verified |
| 2022 | +0.1% | +0.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +5.6% | +5.9% | +33.5% | 2024 | -3.1% | 2025 |
| Assessment Ratio | 100.0% | 100.8% | — | 125.4% | 2023 | 91.5% | 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 |
$14,005 | $12,540 | ~$15,879 | $14,005 | 2025 | $10,445 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$724,983 | ~$724,983 | ~2.0139% | ~$14,601 | +5.9% |
| 2027 | ~$768,047 | ~$768,047 | ~1.9814% | ~$15,218 | +12.2% |
| 2028 | ~$813,669 | ~$813,669 | ~1.9488% | ~$15,857 | +18.9% |
| 2029 | ~$862,001 | ~$862,001 | ~1.9163% | ~$16,518 | +26.0% |
| 2030 | ~$913,204 | ~$913,204 | ~1.8837% | ~$17,202 | +33.4% |
| 2026 | ~$711,297 | ~$711,297 | ~2.0465% | ~$14,557 | +3.9% |
| 2027 | ~$739,322 | ~$739,322 | ~2.0465% | ~$15,130 | +8.0% |
| 2028 | ~$768,451 | ~$768,451 | ~2.0465% | ~$15,726 | +12.3% |
| 2029 | ~$798,728 | ~$798,728 | ~2.0465% | ~$16,346 | +16.7% |
| 2030 | ~$830,197 | ~$830,197 | ~2.0465% | ~$16,990 | +21.3% |
| 2026 | ~$738,670 | ~$738,670 | ~1.9977% | ~$14,756 | +7.9% |
| 2027 | ~$797,320 | ~$797,320 | ~1.9488% | ~$15,538 | +16.5% |
| 2028 | ~$860,627 | ~$860,627 | ~1.9000% | ~$16,352 | +25.8% |
| 2029 | ~$928,961 | ~$928,961 | ~1.8512% | ~$17,197 | +35.7% |
| 2030 | ~$1,002,720 | ~$1,002,720 | ~1.8024% | ~$18,073 | +46.5% |
In 2025, this property's market value of $684,334 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -52% 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 | $684,334 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $705,932 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $528,895 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $528,504 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $543,286 | $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.