704 W 9 ST TX 78701
| Owner | 704 W 9TH LLC |
|---|---|
| Parcel ID | 0208001109 |
| Short ID | 196663 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,573 SF |
| Land SF | 5,888 SF |
| Acres | 0.135 |
| Year Built | 1935 |
| Legal | W 46 FT OF LOT 2 BLOCK 105 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $1,177,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,177,600 |
| Improvement | $303,727 |
|---|---|
| Total Improvement | $303,727 |
| Market | $1,481,327 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,481,327 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,481,327 |
| Taxable Value | $1,481,327 |
|---|
Appreciation: Market value has risen +14.2% from $1,297,139 (2021) to $1,481,327 (2025), a CAGR of 3.4% 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 $30,315. 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 79% of market value ($1,177,600 land vs $303,727 improvements), about $200/SF of land. With value concentrated in the land under a ~91-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 $1,481,327, 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 +3.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,748,765 by 2030, with an estimated annual tax burden around $32,942. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,573 SF | ✗ |
| 1ST | 1st Floor | 1,805 SF | ✓ |
| 2ND | 2nd Floor | 768 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 320 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 72 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% | $13,705.24 | $13,705.24 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,762.41 | $7,762.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,567.49 | $5,567.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,748.31 | $1,748.31 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,531.69 | $1,531.69 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $30,315.14 | $30,315.14 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,878,581 | $1,481,327 | +26.8% |
| Assessed Value | $1,777,592 | $1,481,327 | +20.0% |
| Land Value | $1,177,600 | $1,177,600 | +0.0% |
| Improvement Value | $700,981 | $303,727 | +130.8% |
| Taxable Value | $1,777,592 | $1,481,327 | +20.0% |
| HS Cap Loss | -$100,989 | — | |
| Total Tax 2026 = estimate |
~$36,378
Estimated
|
~$30,315
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,064,375 | $1,878,581 | -185,794 (-9.0%) |
| Taxable Value | $1,777,592 | $1,777,592 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,878,581 | $1,177,600 | $700,981 | −$100,989 | $1,777,592 | $1,777,592 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,481,327 | $1,177,600 | $303,727 | — | $1,481,327 | $1,481,327 | ~$30,315 | Partial |
| 2024 | $1,380,925 | — | — | −$203,325 | $1,177,600 | $— | $32,841 | Verified |
| 2023 | $1,277,299 | — | — | −$394,099 | $883,200 | $— | $24,984 | Verified |
| 2022 | $1,277,299 | — | — | −$394,099 | $883,200 | $— | $25,226 | Verified |
| 2021 | $1,297,139 | — | — | −$413,939 | $883,200 | $— | $27,803 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +39.4% | +20.0% | 86.1% | Not available | Partial |
| 2025 | -17.2% | -10.6% | ~100% | Not available | Partial |
| 2024 | +29.6% | +20.0% | 92.6% | 1.8400% | Verified |
| 2023 | +8.1% | +8.1% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +26.8% | +8.1% | -1.0% | +26.8% | 2026 | -1.5% | 2022 |
| Assessment Ratio | 94.6% | 81.0% | — | 100.0% | 2025 | 68.1% | 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 |
$30,315 | $28,234 | ~$31,891 | $32,841 | 2024 | $24,984 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,531,324 | ~$1,531,324 | ~2.0139% | ~$30,840 | +3.4% |
| 2027 | ~$1,583,008 | ~$1,583,008 | ~1.9814% | ~$31,366 | +6.9% |
| 2028 | ~$1,636,437 | ~$1,636,437 | ~1.9488% | ~$31,892 | +10.5% |
| 2029 | ~$1,691,669 | ~$1,691,669 | ~1.9163% | ~$32,417 | +14.2% |
| 2030 | ~$1,748,765 | ~$1,748,765 | ~1.8837% | ~$32,942 | +18.1% |
| 2026 | ~$1,501,697 | ~$1,501,697 | ~2.0465% | ~$30,732 | +1.4% |
| 2027 | ~$1,522,348 | ~$1,522,348 | ~2.0465% | ~$31,155 | +2.8% |
| 2028 | ~$1,543,282 | ~$1,543,282 | ~2.0465% | ~$31,583 | +4.2% |
| 2029 | ~$1,564,504 | ~$1,564,504 | ~2.0465% | ~$32,017 | +5.6% |
| 2030 | ~$1,586,018 | ~$1,586,018 | ~2.0465% | ~$32,458 | +7.1% |
| 2026 | ~$1,560,950 | ~$1,560,950 | ~1.9977% | ~$31,183 | +5.4% |
| 2027 | ~$1,644,854 | ~$1,644,854 | ~1.9488% | ~$32,056 | +11.0% |
| 2028 | ~$1,733,267 | ~$1,733,267 | ~1.9000% | ~$32,932 | +17.0% |
| 2029 | ~$1,826,432 | ~$1,826,432 | ~1.8512% | ~$33,811 | +23.3% |
| 2030 | ~$1,924,606 | ~$1,924,606 | ~1.8024% | ~$34,689 | +29.9% |
In 2025, this property's market value of $1,481,327 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +5% 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 | $1,481,327 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,380,925 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,277,299 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,277,299 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,297,139 | $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.