1209 E 7 ST TX 78702
| Owner | PACHECO JOE J |
|---|---|
| Parcel ID | 0205070113 |
| Short ID | 192888 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,550 SF |
| Land SF | 19,238 SF |
| Acres | 0.442 |
| Year Built | 1940 |
| Legal | LOT 1 PACHECO DIVISION THE |
| Neighborhood | 32CEN |
| Land | $3,366,650 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,366,650 |
| Improvement | $58,558 |
|---|---|
| Total Improvement | $58,558 |
| Market | $3,425,208 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,425,208 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,425,208 |
| Taxable Value | $3,425,208 |
|---|
Appreciation: Market value has risen +45.4% from $2,356,000 (2021) to $3,425,208 (2025), a CAGR of 9.8% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $70,096. 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 98% of market value ($3,366,650 land vs $58,558 improvements), about $175/SF of land. With value concentrated in the land under a ~86-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 $3,425,208, 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 +9.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,467,975 by 2030, with an estimated annual tax burden around $103,003. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 10,420 SF | ✗ |
| 1ST | 1st Floor | 3,550 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,170 SF | ✗ |
| 611 | TERRACE | 1,029 SF | ✗ |
| 511 | DECK | 315 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 187 SF | ✗ |
| 501 | CANOPY | 168 SF | ✗ |
| 541 | FENCE COMM LF | 75 SF | ✗ |
| 630C | PORCH CLOS FIN COMM | 40 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% | $31,690.02 | $31,690.02 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,948.67 | $17,948.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,873.47 | $12,873.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,042.53 | $4,042.53 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,541.67 | $3,541.67 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $70,096.36 | $70,096.36 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,428,081 | $3,425,208 | +0.1% |
| Assessed Value | $3,428,081 | $3,425,208 | +0.1% |
| Land Value | $3,366,650 | $3,366,650 | +0.0% |
| Improvement Value | $61,431 | $58,558 | +4.9% |
| Taxable Value | $3,428,081 | $3,425,208 | +0.1% |
| Total Tax 2026 = estimate |
~$70,155
Estimated
|
~$70,096
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,428,081 | $3,428,081 | +0 (+0.0%) |
| Taxable Value | $3,428,081 | $3,428,081 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,428,081 | $3,366,650 | $61,431 | — | $3,428,081 | $3,428,081 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,425,208 | $3,366,650 | $58,558 | — | $3,425,208 | $3,425,208 | ~$70,096 | Partial |
| 2024 | $3,000,000 | — | — | — | $3,366,650 ! | $— | $67,874 | Verified |
| 2023 | $2,388,088 | — | — | — | $3,366,650 ! | $— | $54,277 | Verified |
| 2022 | $2,397,748 | — | — | −$9,660 | $2,388,088 | $— | $47,163 | Verified |
| 2021 | $2,356,000 | — | — | −$47,440 | $2,308,560 | $— | $52,191 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.6% | +0.6% | ~100% | 1.9800% | Verified |
| 2023 | +42.6% | +42.6% | ~100% | 1.5900% | Verified |
| 2022 | -0.4% | -0.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +42.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +8.3% | +9.8% | +25.6% | 2024 | -0.4% | 2023 |
| Assessment Ratio | 100.0% | 108.5% | — | 141.0% | 2023 | 98.0% | 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 |
$70,096 | $58,320 | ~$88,877 | $70,096 | 2025 | $47,163 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,761,100 | ~$3,761,100 | ~2.0139% | ~$75,746 | +9.8% |
| 2027 | ~$4,129,931 | ~$4,129,931 | ~1.9814% | ~$81,830 | +20.6% |
| 2028 | ~$4,534,931 | ~$4,534,931 | ~1.9488% | ~$88,379 | +32.4% |
| 2029 | ~$4,979,648 | ~$4,979,648 | ~1.9163% | ~$95,425 | +45.4% |
| 2030 | ~$5,467,975 | ~$5,467,975 | ~1.8837% | ~$103,003 | +59.6% |
| 2026 | ~$3,692,596 | ~$3,692,596 | ~2.0465% | ~$75,568 | +7.8% |
| 2027 | ~$3,980,857 | ~$3,980,857 | ~2.0465% | ~$81,468 | +16.2% |
| 2028 | ~$4,291,621 | ~$4,291,621 | ~2.0465% | ~$87,827 | +25.3% |
| 2029 | ~$4,626,645 | ~$4,626,645 | ~2.0465% | ~$94,684 | +35.1% |
| 2030 | ~$4,987,823 | ~$4,987,823 | ~2.0465% | ~$102,075 | +45.6% |
| 2026 | ~$3,829,604 | ~$3,767,729 | ~1.9977% | ~$75,266 | +11.8% |
| 2027 | ~$4,281,745 | ~$4,144,502 | ~1.9488% | ~$80,770 | +25.0% |
| 2028 | ~$4,787,268 | ~$4,558,952 | ~1.9000% | ~$86,621 | +39.8% |
| 2029 | ~$5,352,475 | ~$5,014,847 | ~1.8512% | ~$92,835 | +56.3% |
| 2030 | ~$5,984,413 | ~$5,516,332 | ~1.8024% | ~$99,425 | +74.7% |
In 2025, this property's market value of $3,425,208 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +142% 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 | $3,425,208 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,388,088 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,397,748 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,356,000 | $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.