609 W 9 ST TX 78701
| Owner | KAZEN DAVID A |
|---|---|
| Parcel ID | 0208001405 |
| Short ID | 196680 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,552 SF |
| Land SF | 5,248 SF |
| Acres | 0.120 |
| Year Built | 1910 |
| Legal | E 38 FT OF LOT 7 & W 3 FT OF LOT 6 BLOCK 103 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $1,049,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,049,600 |
| Improvement | $591,917 |
|---|---|
| Total Improvement | $591,917 |
| Market | $1,641,517 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,641,517 |
| Value Limitation Adjustment (−) (homestead cap) | −$86,151 |
| Net Appraised (assessed) | $1,555,366 |
| Taxable Value | $1,555,366 |
|---|
Appreciation: Market value has risen +34.2% from $1,222,944 (2021) to $1,641,517 (2025), a CAGR of 7.6% over 4 years. This represents moderate, steady growth. 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 $31,830. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,555,366) is $86,151 below market value, suggesting potential for an upward assessment in future years.
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 64% of market value ($1,049,600 land vs $591,917 improvements), about $200/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,641,517, 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 +7.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,371,613 by 2030, with an estimated annual tax burden around $44,675. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 3,000 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 2,552 SF | ✗ |
| 1ST | 1st Floor | 1,286 SF | ✓ |
| 2ND | 2nd Floor | 1,266 SF | ✓ |
| 512C | DECK UNCOVRED COMM | 756 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 130 SF | ✗ |
| 511 | DECK | 72 SF | ✗ |
| 539 | FENCE FV | 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% | $12,149.86 | $12,149.86 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,881.46 | $6,881.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,935.65 | $4,935.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,549.89 | $1,549.89 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,357.86 | $1,357.86 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $26,874.72 | $26,874.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,414,179 | $1,641,517 | -13.8% |
| Assessed Value | $1,414,179 | $1,555,366 | -9.1% |
| Land Value | $1,049,600 | $1,049,600 | +0.0% |
| Improvement Value | $364,579 | $591,917 | -38.4% |
| Taxable Value | $1,414,179 | $1,555,366 | -9.1% |
| Total Tax 2026 = estimate |
~$28,941
Estimated
|
~$26,875
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,929,403 | $1,414,179 | -515,224 (-26.7%) |
| Taxable Value | $1,575,857 | $1,414,179 | -161,678 (-10.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,414,179 | $1,049,600 | $364,579 | — | $1,414,179 | $1,414,179 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,641,517 | $1,049,600 | $591,917 | −$86,151 | $1,555,366 | $1,555,366 | ~$26,875 | Partial |
| 2024 | $1,296,138 | — | — | −$246,538 | $1,049,600 | $— | $25,687 | Verified |
| 2023 | $1,209,143 | — | — | −$421,943 | $787,200 | $— | $23,450 | Verified |
| 2022 | $1,209,143 | — | — | −$421,943 | $787,200 | $— | $23,880 | Verified |
| 2021 | $1,222,944 | — | — | −$435,744 | $787,200 | $— | $26,319 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.5% | +1.3% | 81.7% | Not available | Partial |
| 2025 | +26.6% | +20.0% | 94.8% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +7.2% | +7.2% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.8% | +3.8% | +11.1% | +26.6% | 2025 | -13.8% | 2026 |
| Assessment Ratio | 100.0% | 78.4% | — | 100.0% | 2026 | 64.4% | 2021 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$26,875 | $25,242 | ~$39,707 | $26,875 | 2025 | $23,450 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,766,872 | ~$1,710,903 | ~2.0139% | ~$34,456 | +7.6% |
| 2027 | ~$1,901,800 | ~$1,881,993 | ~1.9814% | ~$37,290 | +15.9% |
| 2028 | ~$2,047,031 | ~$2,047,031 | ~1.9488% | ~$39,893 | +24.7% |
| 2029 | ~$2,203,354 | ~$2,203,354 | ~1.9163% | ~$42,223 | +34.2% |
| 2030 | ~$2,371,613 | ~$2,371,613 | ~1.8837% | ~$44,675 | +44.5% |
| 2026 | ~$1,734,042 | ~$1,710,903 | ~2.0465% | ~$35,013 | +5.6% |
| 2027 | ~$1,831,782 | ~$1,831,782 | ~2.0465% | ~$37,487 | +11.6% |
| 2028 | ~$1,935,030 | ~$1,935,030 | ~2.0465% | ~$39,600 | +17.9% |
| 2029 | ~$2,044,099 | ~$2,044,099 | ~2.0465% | ~$41,832 | +24.5% |
| 2030 | ~$2,159,315 | ~$2,159,315 | ~2.0465% | ~$44,190 | +31.5% |
| 2026 | ~$1,799,702 | ~$1,710,903 | ~1.9977% | ~$34,178 | +9.6% |
| 2027 | ~$1,973,131 | ~$1,881,993 | ~1.9488% | ~$36,677 | +20.2% |
| 2028 | ~$2,163,273 | ~$2,070,192 | ~1.9000% | ~$39,334 | +31.8% |
| 2029 | ~$2,371,737 | ~$2,277,211 | ~1.8512% | ~$42,156 | +44.5% |
| 2030 | ~$2,600,290 | ~$2,504,932 | ~1.8024% | ~$45,148 | +58.4% |
In 2025, this property's market value of $1,641,517 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +16% 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 | $1,641,517 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,296,138 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,209,143 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,209,143 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,222,944 | $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.