604 W 13 ST TX 78701
| Owner | SANUDO-HAMNER FAMILY LIMITED |
|---|---|
| Parcel ID | 0210020109 |
| Short ID | 199685 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,739 SF |
| Land SF | 8,832 SF |
| Acres | 0.203 |
| Year Built | 1907 |
| Legal | LOT 2 BLOCK 154 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $2,649,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,649,600 |
| Improvement | $426,155 |
|---|---|
| Total Improvement | $426,155 |
| Market | $3,075,755 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,075,755 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,102,690 |
| Net Appraised (assessed) | $1,973,065 |
| Taxable Value | $1,973,065 |
|---|
Appreciation: Market value has risen +105.1% from $1,499,592 (2021) to $3,075,755 (2025), a CAGR of 19.7% over 4 years. This is strong appreciation — well above typical inflation. 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 $40,378. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,973,065) is $1,102,690 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 86% of market value ($2,649,600 land vs $426,155 improvements), about $300/SF of land. With value concentrated in the land under a ~119-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 $3,075,755, 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 +19.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,549,619 by 2030, with an estimated annual tax burden around $59,859. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,739 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,739 SF | ✗ |
| 551 | PAVED AREA | 1,200 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 940 SF | ✗ |
| 631C | PORCH CLOS UNFIN COMM | 290 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 87% in 2025, 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% | $18,254.80 | $18,254.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,339.20 | $10,339.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,415.67 | $7,415.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,328.67 | $2,328.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,040.15 | $2,040.15 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $40,378.49 | $40,378.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,014,834 | $3,075,755 | -34.5% |
| Assessed Value | $2,014,834 | $1,973,065 | +2.1% |
| Land Value | $1,766,400 | $2,649,600 | -33.3% |
| Improvement Value | $248,434 | $426,155 | -41.7% |
| Taxable Value | $2,014,834 | $1,973,065 | +2.1% |
| Total Tax 2026 = estimate |
~$41,233
Estimated
|
~$40,378
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,399,822 | $2,014,834 | -384,988 (-16.0%) |
| Taxable Value | $2,367,678 | $2,014,834 | -352,844 (-14.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,014,834 | $1,766,400 | $248,434 | — | $2,014,834 | $2,014,834 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,075,755 | $2,649,600 | $426,155 | −$1,102,690 | $1,973,065 | $1,973,065 | ~$40,378 | Partial |
| 2024 | $1,644,221 | — | — | — | $1,644,221 | $— | $32,585 | Verified |
| 2023 | $1,578,003 | — | — | −$253,203 | $1,324,800 | $— | $29,748 | Verified |
| 2022 | $1,578,003 | — | — | −$253,203 | $1,324,800 | $— | $31,164 | Verified |
| 2021 | $1,499,592 | — | — | −$174,792 | $1,324,800 | $— | $34,348 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -22.0% | +20.0% | 98.7% | Not available | Partial |
| 2025 | +87.1% ! | +20.0% | 64.2% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +4.2% | +4.2% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +94.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -34.5% | +12.4% | +32.3% | +87.1% | 2025 | -34.5% | 2026 |
| Assessment Ratio | 100.0% | 86.7% | — | 100.0% | 2024 | 64.1% | 2025 |
| Effective Tax Rate (2025) | 1.3100% | 1.3100% | — | 1.3100% | 2025 | 1.3100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$40,378 | $33,645 | ~$51,482 | $40,378 | 2025 | $29,748 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,680,835 | ~$2,170,372 | ~2.0139% | ~$43,710 | +19.7% |
| 2027 | ~$4,404,951 | ~$2,387,409 | ~1.9814% | ~$47,304 | +43.2% |
| 2028 | ~$5,271,518 | ~$2,626,150 | ~1.9488% | ~$51,179 | +71.4% |
| 2029 | ~$6,308,562 | ~$2,888,764 | ~1.9163% | ~$55,357 | +105.1% |
| 2030 | ~$7,549,619 | ~$3,177,641 | ~1.8837% | ~$59,859 | +145.5% |
| 2026 | ~$3,619,320 | ~$2,170,372 | ~2.0465% | ~$44,416 | +17.7% |
| 2027 | ~$4,258,948 | ~$2,387,409 | ~2.0465% | ~$48,858 | +38.5% |
| 2028 | ~$5,011,614 | ~$2,626,150 | ~2.0465% | ~$53,744 | +62.9% |
| 2029 | ~$5,897,295 | ~$2,888,764 | ~2.0465% | ~$59,118 | +91.7% |
| 2030 | ~$6,939,499 | ~$3,177,641 | ~2.0465% | ~$65,030 | +125.6% |
| 2026 | ~$3,742,350 | ~$2,170,372 | ~1.9977% | ~$43,357 | +21.7% |
| 2027 | ~$4,553,414 | ~$2,387,409 | ~1.9488% | ~$46,527 | +48.0% |
| 2028 | ~$5,540,257 | ~$2,626,150 | ~1.9000% | ~$49,897 | +80.1% |
| 2029 | ~$6,740,973 | ~$2,888,764 | ~1.8512% | ~$53,477 | +119.2% |
| 2030 | ~$8,201,916 | ~$3,177,641 | ~1.8024% | ~$57,273 | +166.7% |
In 2025, this property's market value of $3,075,755 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +117% 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 | $3,075,755 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,644,221 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,578,003 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,578,003 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,499,592 | $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.