103 E 5 ST TX
| Owner | KARLIN PHILLIPS BUILDING LLC |
|---|---|
| Parcel ID | 0205020707 |
| Short ID | 192827 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 14,027 SF |
| Land SF | 8,281 SF |
| Acres | 0.190 |
| Year Built | 1917 |
| Legal | W 80FT OF LOT 7-8 BLOCK 042 ORIGINAL CITY PLUS PT OF VAC ALLEY |
| Neighborhood | 52CBD |
| Land | $3,312,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,312,400 |
| Improvement | $1,087,872 |
|---|---|
| Total Improvement | $1,087,872 |
| Market | $4,400,272 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,400,272 |
| Value Limitation Adjustment (−) (homestead cap) | −$236,183 |
| Net Appraised (assessed) | $4,164,089 |
| Taxable Value | $4,164,089 |
|---|
Appreciation: Market value has fallen -32.9% from $6,559,501 (2021) to $4,400,272 (2025), a CAGR of -9.5% 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 $85,217. Austin ISD is the largest single contributor, at 43.5% of the total 2025 levy.
Assessment Gap: Assessed value ($4,164,089) is $236,183 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 75% of market value ($3,312,400 land vs $1,087,872 improvements), about $400/SF of land. With value concentrated in the land under a ~109-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 $4,400,272, 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 -9.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,671,409 by 2030, with an estimated annual tax burden around $50,322. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 7,040 SF | ✓ |
| 1ST | 1st Floor | 6,987 SF | ✓ |
| 501 | CANOPY | 53 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% | $38,526.15 | $38,526.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $21,820.53 | $21,820.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,650.52 | $15,650.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,914.58 | $4,914.58 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,305.67 | $4,305.67 | Paid |
| P2U | — | — | — | — | — | — | $3,389.28 | $3,389.28 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $88,606.73 | $88,606.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,141,422 | $4,400,272 | -5.9% |
| Assessed Value | $4,141,422 | $4,164,089 | -0.5% |
| Land Value | $6,624,800 | $3,312,400 | +100.0% |
| Improvement Value | — | $1,087,872 | — |
| Taxable Value | $4,141,422 | $4,164,089 | -0.5% |
| Total Tax 2026 = estimate |
~$84,754
Estimated
|
~$88,607
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,141,422 | $4,141,422 | +0 (+0.0%) |
| Taxable Value | $4,141,422 | $4,141,422 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,141,422 | $6,624,800 | — | — | $4,141,422 | $4,141,422 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,400,272 | $3,312,400 | $1,087,872 | −$236,183 | $4,164,089 | $4,164,089 | ~$88,607 | Partial |
| 2024 | $4,586,447 | — | — | −$1,274,047 | $3,312,400 | $— | $71,518 | Verified |
| 2023 | $6,007,105 | — | — | −$2,694,705 | $3,312,400 | $— | $86,760 | Verified |
| 2022 | $6,549,832 | — | — | −$3,237,432 | $3,312,400 | $— | $124,143 | Verified |
| 2021 | $6,559,501 | — | — | −$3,247,101 | $3,312,400 | $— | $108,386 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.9% | -0.5% | ~100% | Not available | Partial |
| 2025 | +26.8% | +20.0% | 94.6% | Not available | Partial |
| 2024 | -24.3% | -24.3% | ~100% | 2.0600% | Verified |
| 2023 | -23.6% | -23.6% | ~100% | 1.8900% | Verified |
| 2022 | -8.3% | -8.3% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 1.6500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -32.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.9% | -8.4% | -8.4% | -0.1% | 2022 | -23.6% | 2024 |
| Assessment Ratio | 100.0% | 70.5% | — | 100.0% | 2026 | 50.5% | 2021 |
| Effective Tax Rate (2025) | 2.0100% | 2.0100% | — | 2.0100% | 2025 | 2.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$88,607 | $95,883 | ~$64,412 | $124,143 | 2022 | $71,518 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,982,279 | ~$3,982,279 | ~2.0139% | ~$80,201 | -9.5% |
| 2027 | ~$3,603,993 | ~$3,603,993 | ~1.9814% | ~$71,409 | -18.1% |
| 2028 | ~$3,261,640 | ~$3,261,640 | ~1.9488% | ~$63,564 | -25.9% |
| 2029 | ~$2,951,809 | ~$2,951,809 | ~1.9163% | ~$56,565 | -32.9% |
| 2030 | ~$2,671,409 | ~$2,671,409 | ~1.8837% | ~$50,322 | -39.3% |
| 2026 | ~$4,180,258 | ~$4,180,258 | ~2.0465% | ~$85,548 | -5.0% |
| 2027 | ~$3,971,245 | ~$3,971,245 | ~2.0465% | ~$81,271 | -9.8% |
| 2028 | ~$3,772,683 | ~$3,772,683 | ~2.0465% | ~$77,207 | -14.3% |
| 2029 | ~$3,584,049 | ~$3,584,049 | ~2.0465% | ~$73,347 | -18.5% |
| 2030 | ~$3,404,847 | ~$3,404,847 | ~2.0465% | ~$69,680 | -22.6% |
| 2026 | ~$4,070,285 | ~$4,070,285 | ~1.9977% | ~$81,311 | -7.5% |
| 2027 | ~$3,765,044 | ~$3,765,044 | ~1.9488% | ~$73,375 | -14.4% |
| 2028 | ~$3,482,694 | ~$3,482,694 | ~1.9000% | ~$66,172 | -20.9% |
| 2029 | ~$3,221,518 | ~$3,221,518 | ~1.8512% | ~$59,637 | -26.8% |
| 2030 | ~$2,979,928 | ~$2,979,928 | ~1.8024% | ~$53,709 | -32.3% |
In 2025, this property's market value of $4,400,272 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,400,272 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,586,447 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $6,007,105 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $6,549,832 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $6,559,501 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 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.