504 LAVACA ST TX 78701
| Owner | LAVACA PLAZA LLC |
|---|---|
| Parcel ID | 0206011317 |
| Short ID | 361379 |
| Type | Real |
| Use Code | 50 Office Hi-Rise (≥6 Stories) |
| Valuation | Income |
| Improvement SF | 1,318 SF |
| Land SF | 35,337 SF |
| Acres | 0.811 |
| Year Built | 1980 |
| Legal | LOT 1-6 BLOCK 053 ORIGINAL CITY PLUS 9 SF VAC ROW |
| Neighborhood | 50CBD |
| Land | $36,750,480 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $36,750,480 |
| Improvement | $31,943,836 |
|---|---|
| Total Improvement | $31,943,836 |
| Market | $68,694,316 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $68,694,316 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $68,694,316 |
| Taxable Value | $68,694,316 |
|---|
Appreciation: Market value has fallen -14.0% from $79,900,000 (2021) to $68,694,316 (2025), a CAGR of -3.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $1,405,819. Austin ISD is the largest single contributor, at 43.3% 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 53% of market value ($36,750,480 land vs $31,943,836 improvements), about $1,040/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $68,694,316, 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 -3.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $56,870,669 by 2030, with an estimated annual tax burden around $1,071,297. 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 |
|---|---|---|---|
| SO | Sketch Only | 348,148 SF | ✗ |
| 187 | PARKING GARAGE | 226,209 SF | ✓ |
| 491 | SPRINKLER HEADS | 123,380 SF | ✗ |
| ADDL | Additional Floor | 119,892 SF | ✓ |
| LOBBY | Lobby | 3,488 SF | ✓ |
| 1ST | 1st Floor | 1,318 SF | ✓ |
| 335 | PENTHOUSE | 1,040 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 182 | SINK AVG | 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% | $530,937.29 | $530,937.29 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $300,713.54 | $300,713.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $215,683.23 | $215,683.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $67,728.94 | $67,728.94 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $59,337.35 | $59,337.35 | Paid |
| P2U | — | — | — | — | — | — | $52,619.75 | $52,619.75 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,227,020.10 | $1,227,020.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $50,450,793 | $68,694,316 | -26.6% |
| Assessed Value | $50,450,793 | $68,694,316 | -26.6% |
| Land Value | $42,404,400 | $36,750,480 | +15.4% |
| Improvement Value | $8,046,393 | $31,943,836 | -74.8% |
| Taxable Value | $50,450,793 | $68,694,316 | -26.6% |
| Total Tax 2026 = estimate |
~$1,032,468
Estimated
|
~$1,227,020
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $52,093,065 | $50,450,793 | -1,642,272 (-3.2%) |
| Taxable Value | $52,093,065 | $50,450,793 | -1,642,272 (-3.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $50,450,793 | $42,404,400 | $8,046,393 | — | $50,450,793 | $50,450,793 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $68,694,316 | $36,750,480 | $31,943,836 | — | $68,694,316 | $68,694,316 | ~$1,227,020 | Partial |
| 2024 | $75,300,000 | — | — | −$38,549,520 | $36,750,480 | $— | $1,534,039 | Verified |
| 2023 | $83,500,000 | — | — | −$59,382,497 | $24,117,503 | $— | $1,434,708 | Verified |
| 2022 | $80,000,000 | — | — | −$55,882,497 | $24,117,503 | $— | $1,735,509 | Verified |
| 2021 | $79,900,000 | — | — | −$55,782,496 | $24,117,504 | $— | $1,823,582 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -24.2% | -24.2% | ~100% | Not available | Partial |
| 2025 | -7.1% | -7.1% | ~100% | Not available | Partial |
| 2024 | -5.8% | -5.8% | ~100% | 2.0700% | Verified |
| 2023 | -9.8% | -9.8% | ~100% | 1.8300% | Verified |
| 2022 | +5.3% | +5.3% | ~100% | 2.0000% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -16.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -26.6% | -8.1% | +3.3% | +4.4% | 2023 | -26.6% | 2026 |
| Assessment Ratio | 100.0% | 56.3% | — | 100.0% | 2025 | 28.9% | 2023 |
| Effective Tax Rate (2025) | 1.7900% | 1.7900% | — | 1.7900% | 2025 | 1.7900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,227,020 | $1,550,972 | ~$1,198,517 | $1,823,582 | 2021 | $1,227,020 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$66,147,633 | ~$66,147,633 | ~2.0139% | ~$1,332,171 | -3.7% |
| 2027 | ~$63,695,363 | ~$63,695,363 | ~1.9814% | ~$1,262,052 | -7.3% |
| 2028 | ~$61,334,005 | ~$61,334,005 | ~1.9488% | ~$1,195,301 | -10.7% |
| 2029 | ~$59,060,188 | ~$59,060,188 | ~1.9163% | ~$1,131,765 | -14.0% |
| 2030 | ~$56,870,669 | ~$56,870,669 | ~1.8837% | ~$1,071,297 | -17.2% |
| 2026 | ~$65,259,600 | ~$65,259,600 | ~2.0465% | ~$1,335,528 | -5.0% |
| 2027 | ~$61,996,620 | ~$61,996,620 | ~2.0465% | ~$1,268,752 | -9.8% |
| 2028 | ~$58,896,789 | ~$58,896,789 | ~2.0465% | ~$1,205,314 | -14.3% |
| 2029 | ~$55,951,950 | ~$55,951,950 | ~2.0465% | ~$1,145,048 | -18.5% |
| 2030 | ~$53,154,352 | ~$53,154,352 | ~2.0465% | ~$1,087,796 | -22.6% |
| 2026 | ~$67,521,520 | ~$67,521,520 | ~1.9977% | ~$1,348,852 | -1.7% |
| 2027 | ~$66,368,746 | ~$66,368,746 | ~1.9488% | ~$1,293,420 | -3.4% |
| 2028 | ~$65,235,653 | ~$65,235,653 | ~1.9000% | ~$1,239,488 | -5.0% |
| 2029 | ~$64,121,905 | ~$64,121,905 | ~1.8512% | ~$1,187,021 | -6.7% |
| 2030 | ~$63,027,172 | ~$63,027,172 | ~1.8024% | ~$1,135,984 | -8.2% |
In 2025, this property's market value of $68,694,316 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 48× 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 | $68,694,316 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $75,300,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $83,500,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $80,000,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $79,900,000 | $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.