1203 E 9 ST TX 78702
| Owner | 1203 E 9TH ATX LLC |
|---|---|
| Parcel ID | 0205070804 |
| Short ID | 192976 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 3,068 SF |
| Land SF | 6,534 SF |
| Acres | 0.150 |
| Year Built | 1948 |
| Legal | N 64.75FT OF W 102.8FT OF 18 X 15FT OF BLK 2 OLT 4 DIVISION B |
| Neighborhood | 20CEN |
| Land | $653,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $653,400 |
| Improvement | $967,903 |
|---|---|
| Total Improvement | $967,903 |
| Market | $1,621,303 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,621,303 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,621,303 |
| Taxable Value | $1,621,303 |
|---|
Appreciation: Market value has risen +64.4% from $986,103 (2021) to $1,621,303 (2025), a CAGR of 13.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 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 $33,180. 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 40% of market value ($653,400 land vs $967,903 improvements), about $100/SF of land. Most value sits in the improvements, so building condition, age (~78 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,621,303, 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 +13.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,018,503 by 2030, with an estimated annual tax burden around $49,187. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,068 SF | ✓ |
| 501 | CANOPY | 413 SF | ✗ |
Market value changed by 81% in 2022, 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% | $15,000.30 | $15,000.30 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,495.90 | $8,495.90 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,093.59 | $6,093.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,913.51 | $1,913.51 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,676.43 | $1,676.43 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $33,179.73 | $33,179.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,000,000 | $1,621,303 | -38.3% |
| Assessed Value | $1,000,000 | $1,621,303 | -38.3% |
| Land Value | $653,400 | $653,400 | +0.0% |
| Improvement Value | $346,600 | $967,903 | -64.2% |
| Taxable Value | $1,000,000 | $1,621,303 | -38.3% |
| Total Tax 2026 = estimate |
~$20,465
Estimated
|
~$33,180
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,743,100 | $1,000,000 | -743,100 (-42.6%) |
| Taxable Value | $1,743,100 | $1,000,000 | -743,100 (-42.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,000,000 | $653,400 | $346,600 | — | $1,000,000 | $1,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,621,303 | $653,400 | $967,903 | — | $1,621,303 | $1,621,303 | ~$33,180 | Partial |
| 2024 | $1,687,953 | — | — | −$1,034,553 | $653,400 | $— | $33,419 | Verified |
| 2023 | $1,556,222 | — | — | −$902,822 | $653,400 | $— | $30,539 | Verified |
| 2022 | $861,688 | — | — | −$337,448 | $524,240 | $— | $30,734 | Verified |
| 2021 | $986,103 | — | — | −$592,923 | $393,180 | $— | $18,756 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.5% | +7.5% | ~100% | Not available | Partial |
| 2025 | -3.9% | -3.9% | ~100% | Not available | Partial |
| 2024 | -0.1% | -0.1% | ~100% | 1.9800% | Verified |
| 2023 | +8.5% | +8.5% | ~100% | 1.8100% | Verified |
| 2022 | +80.6% ! | +80.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +88.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -38.3% | +6.9% | +27.3% | +80.6% | 2023 | -38.3% | 2026 |
| Assessment Ratio | 100.0% | 63.6% | — | 100.0% | 2025 | 38.7% | 2024 |
| 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 |
$33,180 | $29,326 | ~$42,303 | $33,419 | 2024 | $18,756 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,835,903 | ~$1,783,433 | ~2.0139% | ~$35,917 | +13.2% |
| 2027 | ~$2,078,907 | ~$1,961,777 | ~1.9814% | ~$38,870 | +28.2% |
| 2028 | ~$2,354,077 | ~$2,157,954 | ~1.9488% | ~$42,055 | +45.2% |
| 2029 | ~$2,665,668 | ~$2,373,750 | ~1.9163% | ~$45,488 | +64.4% |
| 2030 | ~$3,018,503 | ~$2,611,125 | ~1.8837% | ~$49,187 | +86.2% |
| 2026 | ~$1,803,477 | ~$1,783,433 | ~2.0465% | ~$36,498 | +11.2% |
| 2027 | ~$2,006,120 | ~$1,961,777 | ~2.0465% | ~$40,147 | +23.7% |
| 2028 | ~$2,231,532 | ~$2,157,954 | ~2.0465% | ~$44,162 | +37.6% |
| 2029 | ~$2,482,273 | ~$2,373,750 | ~2.0465% | ~$48,578 | +53.1% |
| 2030 | ~$2,761,187 | ~$2,611,125 | ~2.0465% | ~$53,436 | +70.3% |
| 2026 | ~$1,868,329 | ~$1,783,433 | ~1.9977% | ~$35,627 | +15.2% |
| 2027 | ~$2,152,992 | ~$1,961,777 | ~1.9488% | ~$38,232 | +32.8% |
| 2028 | ~$2,481,027 | ~$2,157,954 | ~1.9000% | ~$41,001 | +53.0% |
| 2029 | ~$2,859,043 | ~$2,373,750 | ~1.8512% | ~$43,943 | +76.3% |
| 2030 | ~$3,294,654 | ~$2,611,125 | ~1.8024% | ~$47,062 | +103.2% |
In 2025, this property's market value of $1,621,303 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +14% 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 | $1,621,303 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,687,953 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,556,222 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $861,688 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $986,103 | $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.