604 DRISKILL ST TX 78701
| Owner | WALLER CREEK BLOCK 190 LLC |
|---|---|
| Parcel ID | 0204041111 |
| Short ID | 191605 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 60,844 SF |
| Acres | 1.397 |
| Year Built | — |
| Legal | E 1.67FT OF LOT 1 * & ALL OF LOT 2-4 BLOCK 190 ORIGINAL CITY |
| Neighborhood | 1CBDC |
| Land | $55,368,040 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $55,368,040 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $51,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $51,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $51,000,000 |
| Taxable Value | $51,000,000 |
|---|
Appreciation: Market value has risen +171.6% from $18,777,200 (2021) to $51,000,000 (2025), a CAGR of 28.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant 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 $1,043,707. Austin ISD is the largest single contributor, at 43.3% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 109% of market value ($55,368,040 land vs $0 improvements), about $910/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $51,000,000, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +28.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $177,825,630 by 2030, with an estimated annual tax burden around $3,349,777. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 17,800 SF | ✗ |
Market value changed by 111% in 2024, 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% | $471,852.00 | $471,852.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $267,248.67 | $267,248.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $191,680.95 | $191,680.95 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $60,191.73 | $60,191.73 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $52,734.00 | $52,734.00 | Paid |
| P2U | — | — | — | — | — | — | $46,712.50 | $46,712.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,090,419.85 | $1,090,419.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $45,660,875 | $51,000,000 | -10.5% |
| Assessed Value | $45,660,875 | $51,000,000 | -10.5% |
| Land Value | $45,633,000 | $55,368,040 | -17.6% |
| Improvement Value | $27,875 | — | — |
| Taxable Value | $45,660,875 | $51,000,000 | -10.5% |
| Total Tax 2026 = estimate |
~$934,443
Estimated
|
~$1,090,420
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $45,660,875 | $45,660,875 | +0 (+0.0%) |
| Taxable Value | $45,660,875 | $45,660,875 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $45,660,875 | $45,633,000 | $27,875 | — | $45,660,875 | $45,660,875 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $51,000,000 | $55,368,040 | — | — | $51,000,000 | $51,000,000 | ~$1,090,420 | Partial |
| 2024 | $— | — | — | — | $16,693,465 | $— | $1,061,891 | Verified |
| 2023 | $— | — | — | — | $26,288,080 | $— | $397,896 | Verified |
| 2022 | $— | — | — | — | $18,777,200 | $— | $332,023 | Verified |
| 2021 | $18,777,200 | — | — | — | $18,777,200 | $— | $364,255 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.5% | -10.5% | ~100% | Not available | Partial |
| 2025 | -7.9% | -7.9% | ~100% | Not available | Partial |
| 2024 | +110.7% ! | +110.7% | ~100% | 1.9200% | Verified |
| 2023 | +40.0% | +40.0% | ~100% | 1.5100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 1.9400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +171.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.5% | +80.5% | +31.4% | +171.6% | 2025 | -10.5% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| 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 |
$1,090,420 | $727,338 | ~$2,218,189 | $1,090,420 | 2025 | $364,255 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$65,471,910 | ~$65,471,910 | ~2.0139% | ~$1,318,563 | +28.4% |
| 2027 | ~$84,050,412 | ~$84,050,412 | ~1.9814% | ~$1,665,365 | +64.8% |
| 2028 | ~$107,900,805 | ~$107,900,805 | ~1.9488% | ~$2,102,814 | +111.6% |
| 2029 | ~$138,519,055 | ~$138,519,055 | ~1.9163% | ~$2,654,428 | +171.6% |
| 2030 | ~$177,825,630 | ~$177,825,630 | ~1.8837% | ~$3,349,777 | +248.7% |
| 2026 | ~$64,451,910 | ~$64,451,910 | ~2.0465% | ~$1,318,999 | +26.4% |
| 2027 | ~$81,451,936 | ~$81,451,936 | ~2.0465% | ~$1,666,902 | +59.7% |
| 2028 | ~$102,935,938 | ~$102,935,938 | ~2.0465% | ~$2,106,569 | +101.8% |
| 2029 | ~$130,086,625 | ~$130,086,625 | ~2.0465% | ~$2,662,203 | +155.1% |
| 2030 | ~$164,398,656 | ~$164,398,656 | ~2.0465% | ~$3,364,394 | +222.4% |
| 2026 | ~$66,491,910 | ~$66,491,910 | ~1.9977% | ~$1,328,284 | +30.4% |
| 2027 | ~$86,689,689 | ~$86,689,689 | ~1.9488% | ~$1,689,443 | +70.0% |
| 2028 | ~$113,022,804 | ~$113,022,804 | ~1.9000% | ~$2,147,452 | +121.6% |
| 2029 | ~$147,354,944 | ~$147,354,944 | ~1.8512% | ~$2,727,826 | +188.9% |
| 2030 | ~$192,115,915 | ~$192,115,915 | ~1.8024% | ~$3,462,642 | +276.7% |
In 2025, this property's market value of $51,000,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 600× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $51,000,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $18,777,200 | $6,000 | $14,480 | $80,000 | ↑ 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.