217 W 4 ST TX 78701
| Owner | BRAINARD MARK D |
|---|---|
| Parcel ID | 0206011603 |
| Short ID | 194311 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 3,947 SF |
| Land SF | 5,888 SF |
| Acres | 0.135 |
| Year Built | 1940 |
| Legal | LOT 11 BLOCK 028 ORIGINAL CITY |
| Neighborhood | 31CBD |
| Land | $3,768,320 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,768,320 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,461,275 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,461,275 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,461,275 |
| Taxable Value | $2,461,275 |
|---|
Appreciation: Market value has risen +49.3% from $1,649,000 (2021) to $2,461,275 (2025), a CAGR of 10.5% 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 $50,370. Austin ISD is the largest single contributor, at 43.6% 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 153% of market value ($3,768,320 land vs $0 improvements), about $640/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 $2,461,275, 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 +10.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,060,547 by 2030, with an estimated annual tax burden around $74,670. 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 | 3,947 SF | ✓ |
| 491 | SPRINKLER HEADS | 3,947 SF | ✗ |
| 611 | TERRACE | 962 SF | ✗ |
| 551 | PAVED AREA | 940 SF | ✗ |
| 501 | CANOPY | 608 SF | ✗ |
| 327 | STORAGE COMM'L | 540 SF | ✓ |
| 511 | DECK | 520 SF | ✗ |
| 541 | FENCE COMM LF | 26 SF | ✗ |
Market value changed by 95% in 2026, 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% | $22,771.72 | $22,771.72 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,897.50 | $12,897.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,250.58 | $9,250.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,904.87 | $2,904.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,544.96 | $2,544.96 | Paid |
| P2U | — | — | — | — | — | — | $1,814.18 | $1,814.18 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $52,183.81 | $52,183.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,461,275 | $2,461,275 | +0.0% |
| Assessed Value | $2,461,275 | $2,461,275 | +0.0% |
| Land Value | $4,710,400 | $3,768,320 | +25.0% |
| Improvement Value | — | — | — |
| Taxable Value | $2,461,275 | $2,461,275 | +0.0% |
| Total Tax 2026 = estimate |
~$50,370
Estimated
|
~$52,184
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,792,203 | $2,461,275 | -2,330,928 (-48.6%) |
| Taxable Value | $2,953,530 | $2,461,275 | -492,255 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,461,275 | $4,710,400 | — | — | $2,461,275 | $2,461,275 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,461,275 | $3,768,320 | — | — | $2,461,275 | $2,461,275 | ~$52,184 | Partial |
| 2024 | $2,461,275 | — | — | — | $2,461,275 | $— | $50,592 | Verified |
| 2023 | $2,461,275 | — | — | −$106,075 | $2,355,200 | $— | $46,345 | Verified |
| 2022 | $1,810,498 | — | — | — | $2,355,200 ! | $— | $50,570 | Verified |
| 2021 | $1,649,000 | — | — | — | $1,725,753 ! | $— | $40,719 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +94.7% ! | +20.0% | 61.6% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.0600% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8800% | Verified |
| 2022 | +35.9% | +35.9% | ~100% | 2.0500% | Verified |
| 2021 | base year | — | ~100% | 2.4700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +9.1% | +10.5% | +35.9% | 2023 | +0.0% | 2024 |
| Assessment Ratio | 100.0% | 105.1% | — | 130.1% | 2022 | 95.7% | 2023 |
| Effective Tax Rate (2025) | 2.1200% | 2.1200% | — | 2.1200% | 2025 | 2.1200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$52,184 | $48,082 | ~$64,220 | $52,184 | 2025 | $40,719 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,720,477 | ~$2,707,402 | ~2.0139% | ~$54,525 | +10.5% |
| 2027 | ~$3,006,975 | ~$2,978,143 | ~1.9814% | ~$59,009 | +22.2% |
| 2028 | ~$3,323,646 | ~$3,275,957 | ~1.9488% | ~$63,843 | +35.0% |
| 2029 | ~$3,673,666 | ~$3,603,553 | ~1.9163% | ~$69,055 | +49.3% |
| 2030 | ~$4,060,547 | ~$3,963,908 | ~1.8837% | ~$74,670 | +65.0% |
| 2026 | ~$2,671,251 | ~$2,671,251 | ~2.0465% | ~$54,667 | +8.5% |
| 2027 | ~$2,899,141 | ~$2,899,141 | ~2.0465% | ~$59,330 | +17.8% |
| 2028 | ~$3,146,472 | ~$3,146,472 | ~2.0465% | ~$64,392 | +27.8% |
| 2029 | ~$3,414,904 | ~$3,414,904 | ~2.0465% | ~$69,885 | +38.7% |
| 2030 | ~$3,706,236 | ~$3,706,236 | ~2.0465% | ~$75,848 | +50.6% |
| 2026 | ~$2,769,702 | ~$2,707,402 | ~1.9977% | ~$54,085 | +12.5% |
| 2027 | ~$3,116,779 | ~$2,978,143 | ~1.9488% | ~$58,039 | +26.6% |
| 2028 | ~$3,507,349 | ~$3,275,957 | ~1.9000% | ~$62,244 | +42.5% |
| 2029 | ~$3,946,861 | ~$3,603,553 | ~1.8512% | ~$66,709 | +60.4% |
| 2030 | ~$4,441,450 | ~$3,963,908 | ~1.8024% | ~$71,444 | +80.5% |
In 2025, this property's market value of $2,461,275 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +74% 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 | $2,461,275 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,461,275 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,461,275 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,810,498 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,649,000 | $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.