809 E 13 ST TX 78702
| Owner | 1213 NIH35 2022 LP |
|---|---|
| Parcel ID | 0208060119 |
| Short ID | 197063 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,610 SF |
| Land SF | 15,525 SF |
| Acres | 0.356 |
| Year Built | 1973 |
| Legal | TRT 1 DRY-DOC SUBD |
| Neighborhood | 53EAS |
| Land | $3,881,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,881,250 |
| Improvement | $388,125 |
|---|---|
| Total Improvement | $388,125 |
| Market | $4,269,375 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,269,375 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,269,375 |
| Taxable Value | $4,269,375 |
|---|
Appreciation: Market value has risen +72.2% from $2,479,142 (2021) to $4,269,375 (2025), a CAGR of 14.6% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $87,372. 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 91% of market value ($3,881,250 land vs $388,125 improvements), about $250/SF of land. With value concentrated in the land under a ~53-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 $4,269,375, 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 +14.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,422,537 by 2030, with an estimated annual tax burden around $129,524. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,300 SF | ✗ |
| 1ST | 1st Floor | 2,805 SF | ✓ |
| 2ND | 2nd Floor | 2,805 SF | ✓ |
| 487 | PARKING UNDER | 1,541 SF | ✓ |
| UBSMT | Unfinished Basement | 1,264 SF | ✓ |
| 501 | CANOPY | 140 SF | ✗ |
| 413 | STAIRWAY EXT | 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% | $36,498.94 | $36,498.94 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $20,672.36 | $20,672.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,827.00 | $14,827.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,655.98 | $4,655.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,079.11 | $4,079.11 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $80,733.39 | $80,733.39 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,944,978 | $4,269,375 | -7.6% |
| Assessed Value | $3,944,978 | $4,269,375 | -7.6% |
| Land Value | $3,881,250 | $3,881,250 | +0.0% |
| Improvement Value | $63,728 | $388,125 | -83.6% |
| Taxable Value | $3,944,978 | $4,269,375 | -7.6% |
| Total Tax 2026 = estimate |
~$80,733
Estimated
|
~$80,733
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,149,509 | $3,944,978 | -1,204,531 (-23.4%) |
| Taxable Value | $4,733,974 | $3,944,978 | -788,996 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,944,978 | $3,881,250 | $63,728 | — | $3,944,978 | $3,944,978 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,269,375 | $3,881,250 | $388,125 | — | $4,269,375 | $4,269,375 | ~$80,733 | Partial |
| 2024 | $3,500,000 | — | — | — | $3,881,250 ! | $— | $101,234 | Verified |
| 2023 | $2,750,000 | — | — | — | $3,105,000 ! | $— | $63,324 | Verified |
| 2022 | $2,328,751 | — | — | — | $2,750,000 ! | $— | $54,310 | Verified |
| 2021 | $2,479,142 | — | — | −$150,392 | $2,328,750 | $— | $50,689 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +20.6% | +10.9% | 91.9% | Not available | Partial |
| 2025 | -16.4% | -16.4% | ~100% | Not available | Partial |
| 2024 | +15.8% | +15.8% | ~100% | 1.9800% | Verified |
| 2023 | +60.4% | +60.4% | ~100% | 1.4400% | Verified |
| 2022 | +18.1% | +18.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +83.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.6% | +10.7% | +16.4% | +27.3% | 2024 | -7.6% | 2026 |
| Assessment Ratio | 100.0% | 106.0% | — | 118.1% | 2022 | 93.9% | 2021 |
| Effective Tax Rate (2025) | 1.8900% | 1.8900% | — | 1.8900% | 2025 | 1.8900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$80,733 | $70,058 | ~$111,398 | $101,234 | 2024 | $50,689 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,890,801 | ~$4,696,312 | ~2.0139% | ~$94,581 | +14.6% |
| 2027 | ~$5,602,679 | ~$5,165,944 | ~1.9814% | ~$102,357 | +31.2% |
| 2028 | ~$6,418,174 | ~$5,682,538 | ~1.9488% | ~$110,744 | +50.3% |
| 2029 | ~$7,352,367 | ~$6,250,792 | ~1.9163% | ~$119,783 | +72.2% |
| 2030 | ~$8,422,537 | ~$6,875,871 | ~1.8837% | ~$129,524 | +97.3% |
| 2026 | ~$4,805,414 | ~$4,696,312 | ~2.0465% | ~$96,109 | +12.6% |
| 2027 | ~$5,408,755 | ~$5,165,944 | ~2.0465% | ~$105,720 | +26.7% |
| 2028 | ~$6,087,848 | ~$5,682,538 | ~2.0465% | ~$116,292 | +42.6% |
| 2029 | ~$6,852,204 | ~$6,250,792 | ~2.0465% | ~$127,922 | +60.5% |
| 2030 | ~$7,712,529 | ~$6,875,871 | ~2.0465% | ~$140,714 | +80.6% |
| 2026 | ~$4,976,189 | ~$4,696,312 | ~1.9977% | ~$93,816 | +16.6% |
| 2027 | ~$5,800,019 | ~$5,165,944 | ~1.9488% | ~$100,676 | +35.9% |
| 2028 | ~$6,760,238 | ~$5,682,538 | ~1.9000% | ~$107,969 | +58.3% |
| 2029 | ~$7,879,425 | ~$6,250,792 | ~1.8512% | ~$115,714 | +84.6% |
| 2030 | ~$9,183,899 | ~$6,875,871 | ~1.8024% | ~$123,929 | +115.1% |
In 2025, this property's market value of $4,269,375 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,269,375 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,750,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,328,751 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,479,142 | $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.