1205 SAN ANTONIO ST AUSTIN, TX 78701
| Owner | POPPER CHARLES D & LISA T |
|---|---|
| Parcel ID | 0208011001 |
| Short ID | 196765 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,240 SF |
| Land SF | 3,432 SF |
| Acres | 0.079 |
| Year Built | 1910 |
| Legal | .0789 AC OF LOT 8 BLOCK 150 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $1,029,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,029,600 |
| Improvement | $187,419 |
|---|---|
| Total Improvement | $187,419 |
| Market | $1,217,019 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,217,019 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,217,019 |
| Taxable Value | $1,217,019 |
|---|
Appreciation: Market value has risen +59.8% from $761,456 (2021) to $1,217,019 (2025), a CAGR of 12.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 $24,906. Austin ISD is the largest single contributor, at 44.0% 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 85% of market value ($1,029,600 land vs $187,419 improvements), about $300/SF of land. With value concentrated in the land under a ~116-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 $1,217,019, this parcel sits in the lower-middle (25th–50th 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 +12.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,187,072 by 2030, with an estimated annual tax burden around $36,922. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,240 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,240 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 196 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 170 SF | ✗ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
Market value changed by 128% in 2023, 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% | $11,259.86 | $11,259.86 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,377.39 | $6,377.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,574.11 | $4,574.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,436.36 | $1,436.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,258.40 | $1,258.40 | Paid |
| P2U | — | — | — | — | — | — | $663.24 | $663.24 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $25,569.36 | $25,569.36 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,603,661 | $1,217,019 | +31.8% |
| Assessed Value | $1,460,423 | $1,217,019 | +20.0% |
| Land Value | $1,544,400 | $1,029,600 | +50.0% |
| Improvement Value | $59,261 | $187,419 | -68.4% |
| Taxable Value | $1,460,423 | $1,217,019 | +20.0% |
| HS Cap Loss | -$143,238 | — | |
| Total Tax 2026 = estimate |
~$29,887
Estimated
|
~$25,569
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,091,595 | $1,603,661 | -487,934 (-23.3%) |
| Taxable Value | $1,460,423 | $1,460,423 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,603,661 | $1,544,400 | $59,261 | −$143,238 | $1,460,423 | $1,460,423 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,217,019 | $1,029,600 | $187,419 | — | $1,217,019 | $1,217,019 | ~$25,569 | Partial |
| 2024 | $1,556,458 | — | — | −$182,458 | $1,374,000 | $— | $30,913 | Verified |
| 2023 | $761,819 | — | — | — | $1,374,000 ! | $— | $28,029 | Verified |
| 2022 | $761,819 | — | — | −$246,569 | $515,250 | $— | $15,307 | Verified |
| 2021 | $761,456 | — | — | −$246,206 | $515,250 | $— | $16,582 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +71.9% | +20.0% | 69.8% | Not available | Partial |
| 2025 | -34.4% | -34.4% | ~100% | Not available | Partial |
| 2024 | +6.7% | +6.7% | ~100% | 1.6700% | Verified |
| 2023 | +128.2% ! | +128.2% | ~100% | 1.6100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.0100% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +59.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +31.8% | +22.9% | +7.0% | +104.3% | 2024 | -21.8% | 2025 |
| Assessment Ratio | 91.1% | 99.2% | — | 180.4% | 2023 | 67.6% | 2022 |
| Effective Tax Rate (2025) | 2.1000% | 2.1000% | — | 2.1000% | 2025 | 2.1000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$25,569 | $23,280 | ~$31,755 | $30,913 | 2024 | $15,307 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,368,392 | ~$1,338,721 | ~2.0139% | ~$26,961 | +12.4% |
| 2027 | ~$1,538,593 | ~$1,472,593 | ~1.9814% | ~$29,178 | +26.4% |
| 2028 | ~$1,729,963 | ~$1,619,852 | ~1.9488% | ~$31,568 | +42.1% |
| 2029 | ~$1,945,136 | ~$1,781,838 | ~1.9163% | ~$34,145 | +59.8% |
| 2030 | ~$2,187,072 | ~$1,960,021 | ~1.8837% | ~$36,922 | +79.7% |
| 2026 | ~$1,344,052 | ~$1,338,721 | ~2.0465% | ~$27,397 | +10.4% |
| 2027 | ~$1,484,344 | ~$1,472,593 | ~2.0465% | ~$30,136 | +22.0% |
| 2028 | ~$1,639,280 | ~$1,619,852 | ~2.0465% | ~$33,150 | +34.7% |
| 2029 | ~$1,810,388 | ~$1,781,838 | ~2.0465% | ~$36,465 | +48.8% |
| 2030 | ~$1,999,356 | ~$1,960,021 | ~2.0465% | ~$40,112 | +64.3% |
| 2026 | ~$1,392,732 | ~$1,338,721 | ~1.9977% | ~$26,743 | +14.4% |
| 2027 | ~$1,593,815 | ~$1,472,593 | ~1.9488% | ~$28,698 | +31.0% |
| 2028 | ~$1,823,930 | ~$1,619,852 | ~1.9000% | ~$30,777 | +49.9% |
| 2029 | ~$2,087,269 | ~$1,781,838 | ~1.8512% | ~$32,985 | +71.5% |
| 2030 | ~$2,388,629 | ~$1,960,021 | ~1.8024% | ~$35,327 | +96.3% |
In 2025, this property's market value of $1,217,019 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -14% below 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 | $1,217,019 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,556,458 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $761,819 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $761,819 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $761,456 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.