206 E 4 ST TX 78701
| Owner | 204 EAST 4TH ST GROUND OWNER LLC |
|---|---|
| Parcel ID | 0205021210 |
| Short ID | 192851 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,888 SF |
| Land SF | 5,888 SF |
| Acres | 0.135 |
| Year Built | 1955 |
| Legal | LOT 3 BLOCK 041 ORIGINAL CITY |
| Neighborhood | 30CBD |
| Land | $7,654,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,654,400 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,000,000 |
| Taxable Value | $4,000,000 |
|---|
Appreciation: Market value has risen +1.5% from $3,942,667 (2021) to $4,000,000 (2025), a CAGR of 0.4% 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 $81,859. Austin ISD is the largest single contributor, at 43.5% 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 191% of market value ($7,654,400 land vs $0 improvements), about $1,300/SF of land. With value concentrated in the land under a ~71-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 $4,000,000, 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 +0.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,072,840 by 2030, with an estimated annual tax burden around $76,722. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 5,888 SF | ✓ |
| UBSMT | Unfinished Basement | 4,600 SF | ✓ |
| 407 | LOADING DOCK | 414 SF | ✓ |
| 501 | CANOPY | 414 SF | ✗ |
| 476 | ELEVATOR FREIGHT | 1 SF | ✓ |
Market value changed by 101% in 2023, 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% | $37,008.00 | $37,008.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $20,960.68 | $20,960.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,033.80 | $15,033.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,720.92 | $4,720.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,136.00 | $4,136.00 | Paid |
| P2U | — | — | — | — | — | — | $3,237.50 | $3,237.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $85,096.90 | $85,096.90 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,000,000 | $4,000,000 | +0.0% |
| Assessed Value | $4,000,000 | $4,000,000 | +0.0% |
| Land Value | $8,243,200 | $7,654,400 | +7.7% |
| Improvement Value | — | — | — |
| Taxable Value | $4,000,000 | $4,000,000 | +0.0% |
| Total Tax 2026 = estimate |
~$81,859
Estimated
|
~$85,097
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,343,493 | $4,000,000 | -4,343,493 (-52.1%) |
| Taxable Value | $4,800,000 | $4,000,000 | -800,000 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,000,000 | $8,243,200 | — | — | $4,000,000 | $4,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,000,000 | $7,654,400 | — | — | $4,000,000 | $4,000,000 | ~$85,097 | Partial |
| 2024 | $4,000,000 | — | — | — | $4,000,000 | $— | $82,510 | Verified |
| 2023 | $3,957,439 | — | — | — | $4,000,000 ! | $— | $75,607 | Verified |
| 2022 | $3,944,025 | — | — | −$116,825 | $3,827,200 | $— | $81,614 | Verified |
| 2021 | $3,942,667 | — | — | −$115,467 | $3,827,200 | $— | $89,293 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +108.6% ! | +20.0% | 57.5% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -49.7% | -49.7% | ~100% | 2.0600% | Verified |
| 2023 | +100.8% ! | +100.8% | ~100% | 0.9500% | Verified |
| 2022 | +0.3% | +0.3% | ~100% | 2.0600% | Verified |
| 2021 | base year | — | ~100% | 2.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +0.3% | +0.4% | +1.1% | 2024 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 99.2% | — | 101.1% | 2023 | 97.0% | 2022 |
| Effective Tax Rate (2025) | 2.1300% | 2.1300% | — | 2.1300% | 2025 | 2.1300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$85,097 | $82,824 | ~$78,794 | $89,293 | 2021 | $75,607 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,014,463 | ~$4,014,463 | ~2.0139% | ~$80,849 | +0.4% |
| 2027 | ~$4,028,978 | ~$4,028,978 | ~1.9814% | ~$79,830 | +0.7% |
| 2028 | ~$4,043,546 | ~$4,043,546 | ~1.9488% | ~$78,802 | +1.1% |
| 2029 | ~$4,058,167 | ~$4,058,167 | ~1.9163% | ~$77,766 | +1.5% |
| 2030 | ~$4,072,840 | ~$4,072,840 | ~1.8837% | ~$76,722 | +1.8% |
| 2026 | ~$3,934,463 | ~$3,934,463 | ~2.0465% | ~$80,518 | -1.6% |
| 2027 | ~$3,870,000 | ~$3,870,000 | ~2.0465% | ~$79,199 | -3.2% |
| 2028 | ~$3,806,593 | ~$3,806,593 | ~2.0465% | ~$77,901 | -4.8% |
| 2029 | ~$3,744,225 | ~$3,744,225 | ~2.0465% | ~$76,625 | -6.4% |
| 2030 | ~$3,682,878 | ~$3,682,878 | ~2.0465% | ~$75,370 | -7.9% |
| 2026 | ~$4,094,463 | ~$4,094,463 | ~1.9977% | ~$81,794 | +2.4% |
| 2027 | ~$4,191,157 | ~$4,191,157 | ~1.9488% | ~$81,679 | +4.8% |
| 2028 | ~$4,290,134 | ~$4,290,134 | ~1.9000% | ~$81,513 | +7.3% |
| 2029 | ~$4,391,449 | ~$4,391,449 | ~1.8512% | ~$81,294 | +9.8% |
| 2030 | ~$4,495,156 | ~$4,495,156 | ~1.8024% | ~$81,019 | +12.4% |
In 2025, this property's market value of $4,000,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +182% 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 | $4,000,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,957,439 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,944,025 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,942,667 | $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.