1701 E 7 ST TX 78702
| Owner | TOVAR PAUL |
|---|---|
| Parcel ID | 0204081024 |
| Short ID | 192036 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 6,334 SF |
| Land SF | 19,250 SF |
| Acres | 0.442 |
| Year Built | 1982 |
| Legal | LOT 21-23 OLT 6 DIV A MORSE & SMITH RESUB |
| Neighborhood | 54EAS |
| Land | $2,887,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,887,500 |
| Improvement | $612,500 |
|---|---|
| Total Improvement | $612,500 |
| Market | $3,500,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,500,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,082,243 |
| Net Appraised (assessed) | $1,417,757 |
| Taxable Value | $1,417,757 |
|---|
Appreciation: Market value has risen +38.3% from $2,531,374 (2021) to $3,500,000 (2025), a CAGR of 8.4% over 4 years. This is strong appreciation — well above typical inflation. 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 $29,014. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,417,757) is $2,082,243 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 82% of market value ($2,887,500 land vs $612,500 improvements), about $150/SF of land. With value concentrated in the land under a ~44-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 $3,500,000, 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 +8.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,247,564 by 2030, with an estimated annual tax burden around $43,012. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,000 SF | ✗ |
| 1ST | 1st Floor | 5,734 SF | ✓ |
| 2ND | 2nd Floor | 600 SF | ✓ |
| SO | Sketch Only | 600 SF | ✗ |
| 501 | CANOPY | 66 SF | ✗ |
Market value changed by 196% in 2025, 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% | $13,117.09 | $13,117.09 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,429.29 | $7,429.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,328.57 | $5,328.57 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,673.28 | $1,673.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,465.96 | $1,465.96 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $29,014.19 | $29,014.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,520,900 | $3,500,000 | +0.6% |
| Assessed Value | $1,701,308 | $1,417,757 | +20.0% |
| Land Value | $2,887,500 | $2,887,500 | +0.0% |
| Improvement Value | $633,400 | $612,500 | +3.4% |
| Taxable Value | $1,701,308 | $1,417,757 | +20.0% |
| HS Cap Loss | -$1,819,592 | — | |
| Total Tax 2026 = estimate |
~$34,817
Estimated
|
~$29,014
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,749,560 | $3,520,900 | -228,660 (-6.1%) |
| Taxable Value | $1,701,308 | $1,701,308 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,520,900 | $2,887,500 | $633,400 | −$1,819,592 | $1,701,308 | $1,701,308 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,500,000 | $2,887,500 | $612,500 | −$2,082,243 | $1,417,757 | $1,417,757 | ~$29,014 | Partial |
| 2024 | $3,500,000 | — | — | −$2,318,536 | $1,181,464 | $— | $23,414 | Verified |
| 2023 | $2,729,100 | — | — | — | $2,887,500 ! | $— | $63,324 | Verified |
| 2022 | $2,552,782 | — | — | −$146,532 | $2,406,250 | $— | $53,898 | Verified |
| 2021 | $2,531,374 | — | — | −$317,624 | $2,213,750 | $— | $55,566 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.1% | +20.0% | 45.4% | Not available | Partial |
| 2025 | +196.2% ! | +20.0% | 40.5% | Not available | Partial |
| 2024 | -66.2% | -66.2% | ~100% | 1.9800% | Verified |
| 2023 | +28.2% | +28.2% | ~100% | 1.8100% | Verified |
| 2022 | +6.9% | +6.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +37.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.6% | +7.3% | +8.3% | +28.2% | 2024 | +0.0% | 2025 |
| Assessment Ratio | 48.3% | 68.4% | — | 105.8% | 2023 | 33.8% | 2024 |
| Effective Tax Rate (2025) | 0.8300% | 0.8300% | — | 0.8300% | 2025 | 0.8300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$29,014 | $45,043 | ~$36,992 | $63,324 | 2023 | $23,414 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,795,299 | ~$1,559,533 | ~2.0139% | ~$31,408 | +8.4% |
| 2027 | ~$4,115,512 | ~$1,715,486 | ~1.9814% | ~$33,990 | +17.6% |
| 2028 | ~$4,462,743 | ~$1,887,035 | ~1.9488% | ~$36,775 | +27.5% |
| 2029 | ~$4,839,269 | ~$2,075,738 | ~1.9163% | ~$39,777 | +38.3% |
| 2030 | ~$5,247,564 | ~$2,283,312 | ~1.8837% | ~$43,012 | +49.9% |
| 2026 | ~$3,725,299 | ~$1,559,533 | ~2.0465% | ~$31,916 | +6.4% |
| 2027 | ~$3,965,100 | ~$1,715,486 | ~2.0465% | ~$35,107 | +13.3% |
| 2028 | ~$4,220,338 | ~$1,887,035 | ~2.0465% | ~$38,618 | +20.6% |
| 2029 | ~$4,492,006 | ~$2,075,738 | ~2.0465% | ~$42,480 | +28.3% |
| 2030 | ~$4,781,161 | ~$2,283,312 | ~2.0465% | ~$46,728 | +36.6% |
| 2026 | ~$3,865,299 | ~$1,559,533 | ~1.9977% | ~$31,154 | +10.4% |
| 2027 | ~$4,268,724 | ~$1,715,486 | ~1.9488% | ~$33,432 | +22.0% |
| 2028 | ~$4,714,256 | ~$1,887,035 | ~1.9000% | ~$35,854 | +34.7% |
| 2029 | ~$5,206,288 | ~$2,075,738 | ~1.8512% | ~$38,426 | +48.8% |
| 2030 | ~$5,749,674 | ~$2,283,312 | ~1.8024% | ~$41,154 | +64.3% |
In 2025, this property's market value of $3,500,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +147% 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 | $3,500,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,729,100 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,552,782 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,531,374 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.