301 LAVACA ST TX 78701
| Owner | SHEFFIELD PARTNERS LTD |
|---|---|
| Parcel ID | 0206011601 |
| Short ID | 194309 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 12,160 SF |
| Land SF | 11,935 SF |
| Acres | 0.274 |
| Year Built | 1930 |
| Legal | LOT 1-2 BLOCK 028 ORIGINAL CITY |
| Neighborhood | 32CBD |
| Land | $11,935,440 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $11,935,440 |
| Improvement | $275,537 |
|---|---|
| Total Improvement | $275,537 |
| Market | $12,210,977 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,210,977 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $12,210,977 |
| Taxable Value | $12,210,977 |
|---|
Appreciation: Market value has risen +55.9% from $7,832,000 (2021) to $12,210,977 (2025), a CAGR of 11.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $249,896. Austin ISD is the largest single contributor, at 43.4% 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 ($11,935,440 land vs $275,537 improvements), about $1,000/SF of land. With value concentrated in the land under a ~96-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 $12,210,977, 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 +11.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $21,273,923 by 2030, with an estimated annual tax burden around $370,455. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 11,776 SF | ✓ |
| 551 | PAVED AREA | 5,888 SF | ✗ |
| 611 | TERRACE | 4,696 SF | ✗ |
| 2ND | 2nd Floor | 384 SF | ✓ |
| 501 | CANOPY | 241 SF | ✗ |
| 541 | FENCE COMM LF | 240 SF | ✗ |
| 437 | FENCE MASON LF | 25 SF | ✗ |
| 413 | STAIRWAY EXT | 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% | $80,696.92 | $80,696.92 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $45,705.31 | $45,705.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $32,781.60 | $32,781.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10,294.09 | $10,294.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9,018.66 | $9,018.66 | Paid |
| P2U | — | — | — | — | — | — | $7,605.45 | $7,605.45 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $186,102.03 | $186,102.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $14,322,528 | $12,210,977 | +17.3% |
| Assessed Value | $14,322,528 | $12,210,977 | +17.3% |
| Land Value | $14,322,528 | $11,935,440 | +20.0% |
| Improvement Value | — | $275,537 | — |
| Taxable Value | $14,322,528 | $12,210,977 | +17.3% |
| Total Tax 2026 = estimate |
~$293,108
Estimated
|
~$186,102
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $14,613,164 | $14,322,528 | -290,636 (-2.0%) |
| Taxable Value | $14,613,164 | $14,322,528 | -290,636 (-2.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $14,322,528 | $14,322,528 | — | — | $14,322,528 | $14,322,528 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $12,210,977 | $11,935,440 | $275,537 | — | $12,210,977 | $12,210,977 | ~$186,102 | Partial |
| 2024 | $7,300,000 | — | — | — | $7,896,210 ! | $— | $163,330 | Verified |
| 2023 | $7,300,000 | — | — | — | $7,459,650 ! | $— | $138,809 | Verified |
| 2022 | $7,257,718 | — | — | — | $7,459,650 ! | $— | $151,127 | Verified |
| 2021 | $7,832,000 | — | — | −$732,000 | $7,100,000 | $— | $164,735 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +19.7% | +19.7% | ~100% | Not available | Partial |
| 2025 | +54.6% | +54.6% | ~100% | Not available | Partial |
| 2024 | +1.9% | +1.9% | ~100% | 2.0700% | Verified |
| 2023 | +3.9% | +3.9% | ~100% | 1.7900% | Verified |
| 2022 | +2.8% | +2.8% | ~100% | 2.0300% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +68.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +17.3% | +15.6% | +8.4% | +67.3% | 2025 | -7.3% | 2022 |
| Assessment Ratio | 100.0% | 100.6% | — | 108.2% | 2024 | 90.7% | 2021 |
| Effective Tax Rate (2025) | 1.5200% | 1.5200% | — | 1.5200% | 2025 | 1.5200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$186,102 | $160,820 | ~$318,612 | $186,102 | 2025 | $138,809 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$13,644,884 | ~$13,432,075 | ~2.0139% | ~$270,513 | +11.7% |
| 2027 | ~$15,247,171 | ~$14,775,282 | ~1.9814% | ~$292,756 | +24.9% |
| 2028 | ~$17,037,612 | ~$16,252,810 | ~1.9488% | ~$316,741 | +39.5% |
| 2029 | ~$19,038,299 | ~$17,878,091 | ~1.9163% | ~$342,596 | +55.9% |
| 2030 | ~$21,273,923 | ~$19,665,901 | ~1.8837% | ~$370,455 | +74.2% |
| 2026 | ~$13,400,664 | ~$13,400,664 | ~2.0465% | ~$274,243 | +9.7% |
| 2027 | ~$14,706,260 | ~$14,706,260 | ~2.0465% | ~$300,961 | +20.4% |
| 2028 | ~$16,139,058 | ~$16,139,058 | ~2.0465% | ~$330,283 | +32.2% |
| 2029 | ~$17,711,449 | ~$17,711,449 | ~2.0465% | ~$362,462 | +45.0% |
| 2030 | ~$19,437,035 | ~$19,437,035 | ~2.0465% | ~$397,776 | +59.2% |
| 2026 | ~$13,889,104 | ~$13,432,075 | ~1.9977% | ~$268,327 | +13.7% |
| 2027 | ~$15,797,851 | ~$14,775,282 | ~1.9488% | ~$287,947 | +29.4% |
| 2028 | ~$17,968,913 | ~$16,252,810 | ~1.9000% | ~$308,806 | +47.2% |
| 2029 | ~$20,438,340 | ~$17,878,091 | ~1.8512% | ~$330,958 | +67.4% |
| 2030 | ~$23,247,134 | ~$19,665,901 | ~1.8024% | ~$354,453 | +90.4% |
In 2025, this property's market value of $12,210,977 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 9× 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 | $12,210,977 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,300,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $7,300,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $7,257,718 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $7,832,000 | $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.