1800 E 4 ST 136 TX
| Owner | VIR HOLDINGS LLC |
|---|---|
| Parcel ID | 0204081420 |
| Short ID | 914890 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 1,997 SF |
| Land SF | 1,814 SF |
| Acres | 0.042 |
| Year Built | 2017 |
| Legal | UNT COMMERCIAL MASTER UNIT 136 FOURTH & MASTER CONDOMINIUMS AMD PLUS 1.84 % INT IN COM AREA |
| Neighborhood | 24EC03 |
| Land | $226,759 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $226,759 |
| Improvement | $1,125,241 |
|---|---|
| Total Improvement | $1,125,241 |
| Market | $1,352,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,352,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,352,000 |
| Taxable Value | $1,352,000 |
|---|
Appreciation: Market value has risen +75.2% from $771,774 (2021) to $1,352,000 (2025), a CAGR of 15.0% 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 $27,668. 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 17% of market value ($226,759 land vs $1,125,241 improvements), about $125/SF of land. Most value sits in the improvements, so building condition, age (~9 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,352,000, 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 +15.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,724,802 by 2030, with an estimated annual tax burden around $41,017. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,997 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% | $12,508.70 | $12,508.70 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,084.71 | $7,084.71 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,081.42 | $5,081.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,595.67 | $1,595.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,397.97 | $1,397.97 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $27,668.47 | $27,668.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,331,892 | $1,352,000 | -1.5% |
| Assessed Value | $1,331,892 | $1,352,000 | -1.5% |
| Land Value | $226,759 | $226,759 | +0.0% |
| Improvement Value | $1,105,133 | $1,125,241 | -1.8% |
| Taxable Value | $1,331,892 | $1,352,000 | -1.5% |
| Total Tax 2026 = estimate |
~$27,257
Estimated
|
~$27,668
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,333,181 | $1,331,892 | -1,289 (-0.1%) |
| Taxable Value | $1,333,181 | $1,331,892 | -1,289 (-0.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,331,892 | $226,759 | $1,105,133 | — | $1,331,892 | $1,331,892 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,352,000 | $226,759 | $1,125,241 | — | $1,352,000 | $1,352,000 | ~$27,668 | Partial |
| 2024 | $1,130,296 | — | — | −$903,537 | $226,759 | $— | $35,761 | Verified |
| 2023 | $956,782 | — | — | −$730,023 | $226,759 | $— | $20,450 | Verified |
| 2022 | $829,949 | — | — | −$603,190 | $226,759 | $— | $18,896 | Verified |
| 2021 | $771,774 | — | — | −$644,789 | $126,985 | $— | $18,065 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.4% | -1.4% | ~100% | Not available | Partial |
| 2025 | -25.1% | -25.1% | ~100% | Not available | Partial |
| 2024 | +59.6% | +59.6% | ~100% | 1.9800% | Verified |
| 2023 | +18.1% | +18.1% | ~100% | 1.8100% | Verified |
| 2022 | +15.3% | +15.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +62.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.5% | +11.8% | +15.4% | +19.6% | 2025 | -1.5% | 2026 |
| Assessment Ratio | 100.0% | 47.9% | — | 100.0% | 2025 | 16.5% | 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 |
$27,668 | $24,168 | ~$35,277 | $35,761 | 2024 | $18,065 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,555,422 | ~$1,487,200 | ~2.0139% | ~$29,951 | +15.0% |
| 2027 | ~$1,789,452 | ~$1,635,920 | ~1.9814% | ~$32,414 | +32.4% |
| 2028 | ~$2,058,693 | ~$1,799,512 | ~1.9488% | ~$35,070 | +52.3% |
| 2029 | ~$2,368,445 | ~$1,979,463 | ~1.9163% | ~$37,932 | +75.2% |
| 2030 | ~$2,724,802 | ~$2,177,410 | ~1.8837% | ~$41,017 | +101.5% |
| 2026 | ~$1,528,382 | ~$1,487,200 | ~2.0465% | ~$30,435 | +13.0% |
| 2027 | ~$1,727,776 | ~$1,635,920 | ~2.0465% | ~$33,479 | +27.8% |
| 2028 | ~$1,953,182 | ~$1,799,512 | ~2.0465% | ~$36,827 | +44.5% |
| 2029 | ~$2,207,994 | ~$1,979,463 | ~2.0465% | ~$40,509 | +63.3% |
| 2030 | ~$2,496,050 | ~$2,177,410 | ~2.0465% | ~$44,560 | +84.6% |
| 2026 | ~$1,582,462 | ~$1,487,200 | ~1.9977% | ~$29,709 | +17.0% |
| 2027 | ~$1,852,209 | ~$1,635,920 | ~1.9488% | ~$31,881 | +37.0% |
| 2028 | ~$2,167,937 | ~$1,799,512 | ~1.9000% | ~$34,191 | +60.4% |
| 2029 | ~$2,537,485 | ~$1,979,463 | ~1.8512% | ~$36,644 | +87.7% |
| 2030 | ~$2,970,025 | ~$2,177,410 | ~1.8024% | ~$39,245 | +119.7% |
In 2025, this property's market value of $1,352,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -5% 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 | $1,352,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,130,296 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $956,782 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $829,949 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $771,774 | $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.