1408 E CESAR CHAVEZ ST TX 78702
| Owner | 900 RIO HOLDINGS LLC |
|---|---|
| Parcel ID | 0204061118 |
| Short ID | 191877 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,030 SF |
| Land SF | 8,965 SF |
| Acres | 0.206 |
| Year Built | 1905 |
| Legal | E CEN 60.37FT OF S148.5FT OF W 318FT OF OLT 20 DIVISION O |
| Neighborhood | 59EAS |
| Land | $1,568,875 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,568,875 |
| Improvement | $51,535 |
|---|---|
| Total Improvement | $51,535 |
| Market | $1,620,410 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,620,410 |
| Value Limitation Adjustment (−) (homestead cap) | −$260,566 |
| Net Appraised (assessed) | $1,359,844 |
| Taxable Value | $1,359,844 |
|---|
Appreciation: Market value has risen +75.3% from $924,438 (2021) to $1,620,410 (2025), a CAGR of 15.1% 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 $27,829. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,359,844) is $260,566 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 97% of market value ($1,568,875 land vs $51,535 improvements), about $175/SF of land. With value concentrated in the land under a ~121-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 $1,620,410, 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 +15.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,268,201 by 2030, with an estimated annual tax burden around $41,255. 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 | 1,030 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 129 SF | ✗ |
| 581C | STORAGE ATT COMM | 36 SF | ✓ |
| 251 | BATHROOM | 1 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% | $10,484.39 | $10,484.39 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,938.18 | $5,938.18 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,259.09 | $4,259.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,337.44 | $1,337.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,171.73 | $1,171.73 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $23,190.83 | $23,190.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,217,000 | $1,620,410 | -24.9% |
| Assessed Value | $1,217,000 | $1,359,844 | -10.5% |
| Land Value | $1,568,875 | $1,568,875 | +0.0% |
| Improvement Value | — | $51,535 | — |
| Taxable Value | $1,217,000 | $1,359,844 | -10.5% |
| Total Tax 2026 = estimate |
~$24,906
Estimated
|
~$23,191
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,737,394 | $1,217,000 | -520,394 (-30.0%) |
| Taxable Value | $1,359,844 | $1,217,000 | -142,844 (-10.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,217,000 | $1,568,875 | — | — | $1,217,000 | $1,217,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,620,410 | $1,568,875 | $51,535 | −$260,566 | $1,359,844 | $1,359,844 | ~$23,191 | Partial |
| 2024 | $1,357,328 | — | — | −$224,125 | $1,133,203 | $— | $22,458 | Verified |
| 2023 | $1,179,700 | — | — | — | $1,344,750 ! | $— | $24,557 | Verified |
| 2022 | $910,759 | — | — | — | $1,120,625 ! | $— | $23,298 | Verified |
| 2021 | $924,438 | — | — | −$72,763 | $851,675 | $— | $19,824 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.2% | +0.0% | 78.3% | Not available | Partial |
| 2025 | +43.0% | +20.0% | 83.9% | Not available | Partial |
| 2024 | -21.5% | -21.5% | ~100% | 1.9800% | Verified |
| 2023 | +22.4% | +22.4% | ~100% | 1.7000% | Verified |
| 2022 | +29.5% | +29.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +77.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -24.9% | +7.5% | +22.7% | +29.5% | 2023 | -24.9% | 2026 |
| Assessment Ratio | 100.0% | 99.4% | — | 123.0% | 2022 | 83.5% | 2024 |
| Effective Tax Rate (2025) | 1.4300% | 1.4300% | — | 1.4300% | 2025 | 1.4300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$23,191 | $22,666 | ~$35,481 | $24,557 | 2023 | $19,824 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,864,497 | ~$1,495,828 | ~2.0139% | ~$30,125 | +15.1% |
| 2027 | ~$2,145,352 | ~$1,645,411 | ~1.9814% | ~$32,602 | +32.4% |
| 2028 | ~$2,468,512 | ~$1,809,952 | ~1.9488% | ~$35,273 | +52.3% |
| 2029 | ~$2,840,351 | ~$1,990,948 | ~1.9163% | ~$38,152 | +75.3% |
| 2030 | ~$3,268,201 | ~$2,190,042 | ~1.8837% | ~$41,255 | +101.7% |
| 2026 | ~$1,832,089 | ~$1,495,828 | ~2.0465% | ~$30,612 | +13.1% |
| 2027 | ~$2,071,420 | ~$1,645,411 | ~2.0465% | ~$33,673 | +27.8% |
| 2028 | ~$2,342,015 | ~$1,809,952 | ~2.0465% | ~$37,040 | +44.5% |
| 2029 | ~$2,647,960 | ~$1,990,948 | ~2.0465% | ~$40,744 | +63.4% |
| 2030 | ~$2,993,870 | ~$2,190,042 | ~2.0465% | ~$44,819 | +84.8% |
| 2026 | ~$1,896,905 | ~$1,495,828 | ~1.9977% | ~$29,882 | +17.1% |
| 2027 | ~$2,220,580 | ~$1,645,411 | ~1.9488% | ~$32,066 | +37.0% |
| 2028 | ~$2,599,484 | ~$1,809,952 | ~1.9000% | ~$34,389 | +60.4% |
| 2029 | ~$3,043,041 | ~$1,990,948 | ~1.8512% | ~$36,856 | +87.8% |
| 2030 | ~$3,562,284 | ~$2,190,042 | ~1.8024% | ~$39,473 | +119.8% |
In 2025, this property's market value of $1,620,410 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +14% 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 | $1,620,410 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,357,328 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,179,700 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $910,759 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $924,438 | $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.