904 CHOTE AVE TX 78702
| Owner | M R INVESTMENTS INC |
|---|---|
| Parcel ID | 0204160909 |
| Short ID | 192537 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,203 SF |
| Land SF | 13,110 SF |
| Acres | 0.301 |
| Year Built | 1941 |
| Legal | LOT 3 BLK 5 GULLETT GARDENS NO 2 |
| Neighborhood | 30CEN |
| Land | $655,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $655,500 |
| Improvement | $37,120 |
|---|---|
| Total Improvement | $37,120 |
| Market | $692,620 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $692,620 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $692,620 |
| Taxable Value | $692,620 |
|---|
Appreciation: Market value has risen +11.8% from $619,252 (2021) to $692,620 (2025), a CAGR of 2.8% over 4 years. Growth has been relatively flat for this asset class. 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 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 $14,174. 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 95% of market value ($655,500 land vs $37,120 improvements), about $50/SF of land. With value concentrated in the land under a ~85-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 $692,620, 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 +2.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $796,672 by 2030, with an estimated annual tax burden around $15,007. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,203 SF | ✓ |
| 551 | PAVED AREA | 1,290 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 960 SF | ✗ |
| 501 | CANOPY | 274 SF | ✗ |
| 611 | TERRACE | 274 SF | ✗ |
| 571C | STORAGE DET COMM | 180 SF | ✓ |
| 612C | TERRACE UNCOVERD COMM | 98 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% | $6,407.07 | $6,407.07 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,628.85 | $3,628.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,602.75 | $2,602.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $817.32 | $817.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $716.05 | $716.05 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,172.04 | $14,172.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $696,050 | $692,620 | +0.5% |
| Assessed Value | $696,050 | $692,620 | +0.5% |
| Land Value | $655,500 | $655,500 | +0.0% |
| Improvement Value | $40,550 | $37,120 | +9.2% |
| Taxable Value | $696,050 | $692,620 | +0.5% |
| Total Tax 2026 = estimate |
~$14,245
Estimated
|
~$14,172
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $696,050 | $696,050 | +0 (+0.0%) |
| Taxable Value | $696,050 | $696,050 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $696,050 | $655,500 | $40,550 | — | $696,050 | $696,050 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $692,620 | $655,500 | $37,120 | — | $692,620 | $692,620 | ~$14,172 | Partial |
| 2024 | $705,000 | — | — | −$49,500 | $655,500 | $— | $13,724 | Verified |
| 2023 | $537,000 | — | — | — | $655,500 ! | $— | $12,755 | Verified |
| 2022 | $536,525 | — | — | −$143,225 | $393,300 | $— | $10,605 | Verified |
| 2021 | $619,252 | — | — | −$225,952 | $393,300 | $— | $11,678 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.5% | +0.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -5.6% | -5.6% | ~100% | 1.9800% | Verified |
| 2023 | +32.9% | +32.9% | ~100% | 1.7400% | Verified |
| 2022 | +2.8% | +2.8% | ~100% | 1.9200% | Verified |
| 2021 | base year | — | ~100% | 1.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.5% | +3.3% | +2.7% | +31.3% | 2024 | -13.4% | 2022 |
| Assessment Ratio | 100.0% | 92.0% | — | 122.1% | 2023 | 63.5% | 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 |
$14,172 | $12,587 | ~$14,678 | $14,172 | 2025 | $10,605 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$712,282 | ~$712,282 | ~2.0139% | ~$14,345 | +2.8% |
| 2027 | ~$732,502 | ~$732,502 | ~1.9814% | ~$14,514 | +5.8% |
| 2028 | ~$753,296 | ~$753,296 | ~1.9488% | ~$14,681 | +8.8% |
| 2029 | ~$774,681 | ~$774,681 | ~1.9163% | ~$14,845 | +11.8% |
| 2030 | ~$796,672 | ~$796,672 | ~1.8837% | ~$15,007 | +15.0% |
| 2026 | ~$698,430 | ~$698,430 | ~2.0465% | ~$14,293 | +0.8% |
| 2027 | ~$704,288 | ~$704,288 | ~2.0465% | ~$14,413 | +1.7% |
| 2028 | ~$710,195 | ~$710,195 | ~2.0465% | ~$14,534 | +2.5% |
| 2029 | ~$716,152 | ~$716,152 | ~2.0465% | ~$14,656 | +3.4% |
| 2030 | ~$722,159 | ~$722,159 | ~2.0465% | ~$14,779 | +4.3% |
| 2026 | ~$726,134 | ~$726,134 | ~1.9977% | ~$14,506 | +4.8% |
| 2027 | ~$761,270 | ~$761,270 | ~1.9488% | ~$14,836 | +9.9% |
| 2028 | ~$798,107 | ~$798,107 | ~1.9000% | ~$15,164 | +15.2% |
| 2029 | ~$836,725 | ~$836,725 | ~1.8512% | ~$15,489 | +20.8% |
| 2030 | ~$877,212 | ~$877,212 | ~1.8024% | ~$15,811 | +26.7% |
In 2025, this property's market value of $692,620 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -51% 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 | $692,620 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $705,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $537,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $536,525 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $619,252 | $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.