406 E 11 ST TX 78701
| Owner | TEXAS ASSOCIATION OF SCHOOL |
|---|---|
| Parcel ID | 0208050613 |
| Short ID | 197028 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 19,946 SF |
| Land SF | 14,790 SF |
| Acres | 0.340 |
| Year Built | 1957 |
| Legal | LOT 3 & E18FT OF LOT 2 PLUS 1/2 ADJ VAC ALLEY BLOCK 138 ORIGINAL CITY (TOTAL SQ FT 14790) |
| Neighborhood | 52CBD |
| Land | $3,882,375 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,882,375 |
| Improvement | $200,000 |
|---|---|
| Total Improvement | $200,000 |
| Market | $4,082,375 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,082,375 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,082,375 |
| Taxable Value | $4,082,375 |
|---|
Appreciation: Market value has risen +17.0% from $3,490,500 (2021) to $4,082,375 (2025), a CAGR of 4.0% over 4 years. Growth has been relatively flat for this asset class. 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 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 $83,545. Austin ISD is the largest single contributor, at 43.5% 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 95% of market value ($3,882,375 land vs $200,000 improvements), about $262/SF of land. With value concentrated in the land under a ~69-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 $4,082,375, 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 +4.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,965,288 by 2030, with an estimated annual tax burden around $93,533. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 9,660 SF | ✗ |
| 1ST | 1st Floor | 8,052 SF | ✓ |
| 2ND | 2nd Floor | 8,052 SF | ✓ |
| SO | Sketch Only | 4,120 SF | ✗ |
| 3RD | 3rd Floor | 3,842 SF | ✓ |
| 287 | PARKING UNDER 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% | $37,770.13 | $37,770.13 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $21,392.34 | $21,392.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,343.40 | $15,343.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,818.14 | $4,818.14 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,221.18 | $4,221.18 | Paid |
| P2U | — | — | — | — | — | — | $3,313.70 | $3,313.70 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $86,858.89 | $86,858.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,697,500 | $4,082,375 | -9.4% |
| Assessed Value | $3,697,500 | $4,082,375 | -9.4% |
| Land Value | $3,697,500 | $3,882,375 | -4.8% |
| Improvement Value | — | $200,000 | — |
| Taxable Value | $3,697,500 | $4,082,375 | -9.4% |
| Total Tax 2026 = estimate |
~$75,669
Estimated
|
~$86,859
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,697,500 | $3,697,500 | +0 (+0.0%) |
| Taxable Value | $3,697,500 | $3,697,500 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,697,500 | $3,697,500 | — | — | $3,697,500 | $3,697,500 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,082,375 | $3,882,375 | $200,000 | — | $4,082,375 | $4,082,375 | ~$86,859 | Partial |
| 2024 | $3,107,266 | — | — | — | $3,882,375 ! | $— | $76,883 | Verified |
| 2023 | $3,487,160 | — | — | −$529,160 | $2,958,000 | $— | $58,630 | Verified |
| 2022 | $3,159,887 | — | — | −$201,887 | $2,958,000 | $— | $71,856 | Verified |
| 2021 | $3,490,500 | — | — | −$1,272,000 | $2,218,500 | $— | $71,440 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.4% | -9.4% | ~100% | Not available | Partial |
| 2025 | -4.6% | +9.5% | ~100% | Not available | Partial |
| 2024 | +37.7% | +20.0% | 87.1% | 1.8000% | Verified |
| 2023 | -10.9% | -10.9% | ~100% | 1.8900% | Verified |
| 2022 | +10.4% | +10.4% | ~100% | 2.0600% | Verified |
| 2021 | base year | — | ~100% | 2.0500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.4% | +2.4% | +6.2% | +31.4% | 2025 | -10.9% | 2024 |
| Assessment Ratio | 100.0% | 94.5% | — | 124.9% | 2024 | 63.6% | 2021 |
| Effective Tax Rate (2025) | 2.1300% | 2.1300% | — | 2.1300% | 2025 | 2.1300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$86,859 | $73,134 | ~$89,496 | $86,859 | 2025 | $58,630 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,245,406 | ~$4,245,406 | ~2.0139% | ~$85,500 | +4.0% |
| 2027 | ~$4,414,947 | ~$4,414,947 | ~1.9814% | ~$87,477 | +8.1% |
| 2028 | ~$4,591,259 | ~$4,591,259 | ~1.9488% | ~$89,476 | +12.5% |
| 2029 | ~$4,774,613 | ~$4,774,613 | ~1.9163% | ~$91,495 | +17.0% |
| 2030 | ~$4,965,288 | ~$4,965,288 | ~1.8837% | ~$93,533 | +21.6% |
| 2026 | ~$4,163,758 | ~$4,163,758 | ~2.0465% | ~$85,211 | +2.0% |
| 2027 | ~$4,246,764 | ~$4,246,764 | ~2.0465% | ~$86,909 | +4.0% |
| 2028 | ~$4,331,424 | ~$4,331,424 | ~2.0465% | ~$88,642 | +6.1% |
| 2029 | ~$4,417,773 | ~$4,417,773 | ~2.0465% | ~$90,409 | +8.2% |
| 2030 | ~$4,505,842 | ~$4,505,842 | ~2.0465% | ~$92,211 | +10.4% |
| 2026 | ~$4,327,053 | ~$4,327,053 | ~1.9977% | ~$86,440 | +6.0% |
| 2027 | ~$4,586,396 | ~$4,586,396 | ~1.9488% | ~$89,381 | +12.3% |
| 2028 | ~$4,861,283 | ~$4,861,283 | ~1.9000% | ~$92,365 | +19.1% |
| 2029 | ~$5,152,646 | ~$5,152,646 | ~1.8512% | ~$95,385 | +26.2% |
| 2030 | ~$5,461,471 | ~$5,461,471 | ~1.8024% | ~$98,436 | +33.8% |
In 2025, this property's market value of $4,082,375 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +188% 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 | $4,082,375 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,107,266 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $3,487,160 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,159,887 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,490,500 | $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.