2425 E 7 ST B TX 78702
| Owner | TRES CHICAS L P |
|---|---|
| Parcel ID | 0204100706 |
| Short ID | 192092 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 1,185 SF |
| Land SF | 16,715 SF |
| Acres | 0.384 |
| Year Built | 2023 |
| Legal | LOT 6&7 BLK 10 OLT 23 DIV A PLUS ADJ VAC STREET LINCOLN PLACE |
| Neighborhood | 20CEN |
| Land | $1,504,350 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,504,350 |
| Improvement | $44,342 |
|---|---|
| Total Improvement | $44,342 |
| Market | $1,548,692 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,548,692 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,548,692 |
| Taxable Value | $1,548,692 |
|---|
Appreciation: Market value has risen +20.0% from $1,290,817 (2021) to $1,548,692 (2025), a CAGR of 4.7% over 4 years. This represents moderate, steady growth. 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 lagged 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 $31,694. 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 97% of market value ($1,504,350 land vs $44,342 improvements), about $90/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 $1,548,692, 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 +4.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,944,646 by 2030, with an estimated annual tax burden around $36,632. 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 | 8,995 SF | ✗ |
| 501 | CANOPY | 1,339 SF | ✗ |
| 611 | TERRACE | 1,339 SF | ✗ |
| 1ST | 1st Floor | 1,185 SF | ✓ |
| 482 | LIGHT POLES | 3 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% | $14,328.50 | $14,328.50 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,115.41 | $8,115.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,820.68 | $5,820.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,827.81 | $1,827.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,601.35 | $1,601.35 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $31,693.75 | $31,693.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,550,354 | $1,548,692 | +0.1% |
| Assessed Value | $1,550,354 | $1,548,692 | +0.1% |
| Land Value | $1,504,350 | $1,504,350 | +0.0% |
| Improvement Value | $46,004 | $44,342 | +3.7% |
| Taxable Value | $1,550,354 | $1,548,692 | +0.1% |
| Total Tax 2026 = estimate |
~$31,728
Estimated
|
~$31,694
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,550,354 | $1,550,354 | +0 (+0.0%) |
| Taxable Value | $1,550,354 | $1,550,354 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,550,354 | $1,504,350 | $46,004 | — | $1,550,354 | $1,550,354 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,548,692 | $1,504,350 | $44,342 | — | $1,548,692 | $1,548,692 | ~$31,694 | Partial |
| 2024 | $1,517,260 | — | — | −$12,910 | $1,504,350 | $— | $32,414 | Verified |
| 2023 | $1,375,127 | — | — | — | $1,504,350 ! | $— | $27,451 | Verified |
| 2022 | $1,291,572 | — | — | — | $1,337,200 ! | $— | $27,158 | Verified |
| 2021 | $1,290,817 | — | — | −$37,192 | $1,253,625 | $— | $28,113 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | -5.3% | -5.3% | ~100% | Not available | Partial |
| 2024 | +7.8% | +7.8% | ~100% | 1.9800% | Verified |
| 2023 | +10.3% | +10.3% | ~100% | 1.8100% | Verified |
| 2022 | +6.5% | +6.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +19.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +3.8% | +4.6% | +10.3% | 2024 | +0.1% | 2022 |
| Assessment Ratio | 100.0% | 101.5% | — | 109.4% | 2023 | 97.1% | 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 |
$31,694 | $29,366 | ~$34,618 | $32,414 | 2024 | $27,158 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,620,840 | ~$1,620,840 | ~2.0139% | ~$32,643 | +4.7% |
| 2027 | ~$1,696,349 | ~$1,696,349 | ~1.9814% | ~$33,611 | +9.5% |
| 2028 | ~$1,775,376 | ~$1,775,376 | ~1.9488% | ~$34,599 | +14.6% |
| 2029 | ~$1,858,084 | ~$1,858,084 | ~1.9163% | ~$35,606 | +20.0% |
| 2030 | ~$1,944,646 | ~$1,944,646 | ~1.8837% | ~$36,632 | +25.6% |
| 2026 | ~$1,589,866 | ~$1,589,866 | ~2.0465% | ~$32,536 | +2.7% |
| 2027 | ~$1,632,135 | ~$1,632,135 | ~2.0465% | ~$33,401 | +5.4% |
| 2028 | ~$1,675,528 | ~$1,675,528 | ~2.0465% | ~$34,289 | +8.2% |
| 2029 | ~$1,720,074 | ~$1,720,074 | ~2.0465% | ~$35,201 | +11.1% |
| 2030 | ~$1,765,805 | ~$1,765,805 | ~2.0465% | ~$36,137 | +14.0% |
| 2026 | ~$1,651,814 | ~$1,651,814 | ~1.9977% | ~$32,998 | +6.7% |
| 2027 | ~$1,761,802 | ~$1,761,802 | ~1.9488% | ~$34,335 | +13.8% |
| 2028 | ~$1,879,114 | ~$1,879,114 | ~1.9000% | ~$35,703 | +21.3% |
| 2029 | ~$2,004,238 | ~$2,004,238 | ~1.8512% | ~$37,102 | +29.4% |
| 2030 | ~$2,137,693 | ~$2,137,693 | ~1.8024% | ~$38,529 | +38.0% |
In 2025, this property's market value of $1,548,692 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +9% 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 | $1,548,692 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,517,260 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,375,127 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,291,572 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,290,817 | $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.