1800 E 4 ST 169 TX
| Owner | BNSBW LLC |
|---|---|
| Parcel ID | 0204081421 |
| Short ID | 914891 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 334 SF |
| Land SF | 306 SF |
| Acres | 0.007 |
| Year Built | 2017 |
| Legal | UNT COMMERCIAL MASTER UNIT 169 FOURTH & MASTER CONDOMINIUMS AMD PLUS .31 % INT IN COM AREA |
| Neighborhood | 24EC03 |
| Land | $38,204 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $38,204 |
| Improvement | $204,863 |
|---|---|
| Total Improvement | $204,863 |
| Market | $243,067 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $243,067 |
| Value Limitation Adjustment (−) (homestead cap) | −$92,807 |
| Net Appraised (assessed) | $150,260 |
| Taxable Value | $150,260 |
|---|
Appreciation: Market value has risen +113.7% from $113,722 (2021) to $243,067 (2025), a CAGR of 20.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $3,075. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($150,260) is $92,807 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 16% of market value ($38,204 land vs $204,863 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 $243,067, this parcel sits in the bottom quartile (<25th 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 +20.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $628,171 by 2030, with an estimated annual tax burden around $4,559. 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 | 334 SF | ✓ |
Market value changed by 94% 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% | $1,390.21 | $1,390.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $787.39 | $787.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $564.74 | $564.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $177.34 | $177.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $155.37 | $155.37 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $3,075.05 | $3,075.05 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $238,675 | $243,067 | -1.8% |
| Assessed Value | $180,312 | $150,260 | +20.0% |
| Land Value | $38,204 | $38,204 | +0.0% |
| Improvement Value | $200,471 | $204,863 | -2.1% |
| Taxable Value | $180,312 | $150,260 | +20.0% |
| HS Cap Loss | -$58,363 | — | |
| Total Tax 2026 = estimate |
~$3,690
Estimated
|
~$3,075
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $238,675 | $238,675 | +0 (+0.0%) |
| Taxable Value | $180,312 | $180,312 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $238,675 | $38,204 | $200,471 | −$58,363 | $180,312 | $180,312 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $243,067 | $38,204 | $204,863 | −$92,807 | $150,260 | $150,260 | ~$3,075 | Partial |
| 2024 | $103,688 | — | — | −$65,484 | $38,204 | $— | $2,482 | Verified |
| 2023 | $80,000 | — | — | −$41,796 | $38,204 | $— | $1,876 | Verified |
| 2022 | $128,306 | — | — | −$90,102 | $38,204 | $— | $1,580 | Verified |
| 2021 | $113,722 | — | — | −$92,328 | $21,394 | $— | $2,793 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.8% | +20.0% | 75.6% | Not available | Partial |
| 2025 | +94.1% ! | +20.0% | 61.8% | Not available | Partial |
| 2024 | +20.8% | +20.8% | ~100% | 1.9800% | Verified |
| 2023 | +29.6% | +29.6% | ~100% | 1.8100% | Verified |
| 2022 | -37.6% | -37.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +89.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.8% | +27.5% | +21.4% | +134.4% | 2025 | -37.6% | 2023 |
| Assessment Ratio | 75.5% | 45.1% | — | 75.5% | 2026 | 18.8% | 2021 |
| Effective Tax Rate (2025) | 1.2700% | 1.2700% | — | 1.2700% | 2025 | 1.2700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,075 | $2,361 | ~$3,921 | $3,075 | 2025 | $1,580 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$293,898 | ~$165,286 | ~2.0139% | ~$3,329 | +20.9% |
| 2027 | ~$355,359 | ~$181,815 | ~1.9814% | ~$3,602 | +46.2% |
| 2028 | ~$429,672 | ~$199,996 | ~1.9488% | ~$3,898 | +76.8% |
| 2029 | ~$519,526 | ~$219,996 | ~1.9163% | ~$4,216 | +113.7% |
| 2030 | ~$628,171 | ~$241,995 | ~1.8837% | ~$4,559 | +158.4% |
| 2026 | ~$289,036 | ~$165,286 | ~2.0465% | ~$3,383 | +18.9% |
| 2027 | ~$343,700 | ~$181,815 | ~2.0465% | ~$3,721 | +41.4% |
| 2028 | ~$408,701 | ~$199,996 | ~2.0465% | ~$4,093 | +68.1% |
| 2029 | ~$485,996 | ~$219,996 | ~2.0465% | ~$4,502 | +99.9% |
| 2030 | ~$577,909 | ~$241,995 | ~2.0465% | ~$4,952 | +137.8% |
| 2026 | ~$298,759 | ~$165,286 | ~1.9977% | ~$3,302 | +22.9% |
| 2027 | ~$367,212 | ~$181,815 | ~1.9488% | ~$3,543 | +51.1% |
| 2028 | ~$451,348 | ~$199,996 | ~1.9000% | ~$3,800 | +85.7% |
| 2029 | ~$554,762 | ~$219,996 | ~1.8512% | ~$4,073 | +128.2% |
| 2030 | ~$681,871 | ~$241,995 | ~1.8024% | ~$4,362 | +180.5% |
In 2025, this property's market value of $243,067 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -83% 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 | $243,067 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $103,688 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $80,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $128,306 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $113,722 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.