838 AIRPORT BLVD TX 78702
| Owner | 838 AIRPORT 2017 LP |
|---|---|
| Parcel ID | 0203180404 |
| Short ID | 191272 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 7,423 SF |
| Land SF | 35,179 SF |
| Acres | 0.808 |
| Year Built | 1959 |
| Legal | LOT 3A *LESS W 18.24 FT RESUB LOT 3 TAYLOR THOMAS SUBD |
| Neighborhood | 20CEN |
| Land | $2,849,499 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,849,499 |
| Improvement | $18,932 |
|---|---|
| Total Improvement | $18,932 |
| Market | $2,868,431 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,868,431 |
| Value Limitation Adjustment (−) (homestead cap) | −$68,831 |
| Net Appraised (assessed) | $2,799,600 |
| Taxable Value | $2,799,600 |
|---|
Appreciation: Market value has risen +180.1% from $1,024,200 (2021) to $2,868,431 (2025), a CAGR of 29.4% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $57,293. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,799,600) is $68,831 below market value, suggesting potential for an upward assessment in future years.
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 99% of market value ($2,849,499 land vs $18,932 improvements), about $81/SF of land. With value concentrated in the land under a ~67-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 $2,868,431, 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 +29.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,392,474 by 2030, with an estimated annual tax burden around $84,934. 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 | 7,423 SF | ✓ |
| 501 | CANOPY | 504 SF | ✗ |
Market value changed by 90% in 2023, 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% | $25,901.90 | $25,901.90 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,670.38 | $14,670.38 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,522.16 | $10,522.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,304.17 | $3,304.17 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,894.79 | $2,894.79 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $57,293.40 | $57,293.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,909,274 | $2,868,431 | +1.4% |
| Assessed Value | $2,909,274 | $2,799,600 | +3.9% |
| Land Value | $2,849,499 | $2,849,499 | +0.0% |
| Improvement Value | $59,775 | $18,932 | +215.7% |
| Taxable Value | $2,909,274 | $2,799,600 | +3.9% |
| Total Tax 2026 = estimate |
~$59,538
Estimated
|
~$57,293
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,909,274 | $2,909,274 | +0 (+0.0%) |
| Taxable Value | $2,909,274 | $2,909,274 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,909,274 | $2,849,499 | $59,775 | — | $2,909,274 | $2,909,274 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,868,431 | $2,849,499 | $18,932 | −$68,831 | $2,799,600 | $2,799,600 | ~$57,293 | Partial |
| 2024 | $2,000,000 | — | — | — | $2,333,000 ! | $— | $46,236 | Verified |
| 2023 | $1,055,000 | — | — | — | $2,000,000 ! | $— | $36,185 | Verified |
| 2022 | $1,024,200 | — | — | −$74,367 | $949,833 | $— | $20,835 | Verified |
| 2021 | $1,024,200 | — | — | −$232,672 | $791,528 | $— | $22,294 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.4% | +3.9% | ~100% | Not available | Partial |
| 2025 | -3.0% | +16.6% | 97.6% | Not available | Partial |
| 2024 | +47.8% | +20.0% | 81.2% | 1.5600% | Verified |
| 2023 | +89.6% ! | +89.6% | ~100% | 1.8100% | Verified |
| 2022 | +3.0% | +3.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +180.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.4% | +27.5% | +29.0% | +89.6% | 2024 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 112.3% | — | 189.6% | 2023 | 77.3% | 2021 |
| Effective Tax Rate (2025) | 2.0000% | 2.0000% | — | 2.0000% | 2025 | 2.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$57,293 | $36,569 | ~$73,048 | $57,293 | 2025 | $20,835 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,710,730 | ~$3,079,560 | ~2.0139% | ~$62,020 | +29.4% |
| 2027 | ~$4,800,365 | ~$3,387,516 | ~1.9814% | ~$67,120 | +67.4% |
| 2028 | ~$6,209,965 | ~$3,726,268 | ~1.9488% | ~$72,619 | +116.5% |
| 2029 | ~$8,033,486 | ~$4,098,894 | ~1.9163% | ~$78,547 | +180.1% |
| 2030 | ~$10,392,474 | ~$4,508,784 | ~1.8837% | ~$84,934 | +262.3% |
| 2026 | ~$3,653,361 | ~$3,079,560 | ~2.0465% | ~$63,023 | +27.4% |
| 2027 | ~$4,653,083 | ~$3,387,516 | ~2.0465% | ~$69,325 | +62.2% |
| 2028 | ~$5,926,373 | ~$3,726,268 | ~2.0465% | ~$76,258 | +106.6% |
| 2029 | ~$7,548,091 | ~$4,098,894 | ~2.0465% | ~$83,883 | +163.1% |
| 2030 | ~$9,613,584 | ~$4,508,784 | ~2.0465% | ~$92,272 | +235.2% |
| 2026 | ~$3,768,098 | ~$3,079,560 | ~1.9977% | ~$61,519 | +31.4% |
| 2027 | ~$4,949,941 | ~$3,387,516 | ~1.9488% | ~$66,017 | +72.6% |
| 2028 | ~$6,502,462 | ~$3,726,268 | ~1.9000% | ~$70,800 | +126.7% |
| 2029 | ~$8,541,923 | ~$4,098,894 | ~1.8512% | ~$75,878 | +197.8% |
| 2030 | ~$11,221,050 | ~$4,508,784 | ~1.8024% | ~$81,265 | +291.2% |
In 2025, this property's market value of $2,868,431 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +102% 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 | $2,868,431 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,055,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,024,200 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,024,200 | $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.