1504 SAN ANTONIO ST TX 78701
| Owner | LEWIS GIBSON D & GIB LEWIS PRO |
|---|---|
| Parcel ID | 0210020909 |
| Short ID | 199749 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 6,162 SF |
| Land SF | 12,197 SF |
| Acres | 0.280 |
| Year Built | 1999 |
| Legal | 95 X 128 FT OF OLT 30 DIVISION E |
| Neighborhood | 53CBD |
| Land | $6,098,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,098,500 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,146,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,146,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,146,000 |
| Taxable Value | $4,146,000 |
|---|
Appreciation: Market value has risen +33.7% from $3,100,000 (2021) to $4,146,000 (2025), a CAGR of 7.5% over 4 years. This represents moderate, steady growth. 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 $84,847. 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 147% of market value ($6,098,500 land vs $0 improvements), about $500/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $4,146,000, 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 +7.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,962,986 by 2030, with an estimated annual tax burden around $112,327. 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 | 6,500 SF | ✗ |
| 491 | SPRINKLER HEADS | 6,162 SF | ✗ |
| 1ST | 1st Floor | 3,696 SF | ✓ |
| 2ND | 2nd Floor | 2,466 SF | ✓ |
| 501 | CANOPY | 39 SF | ✗ |
| 482 | LIGHT POLES | 3 SF | ✓ |
| 276 | ELEVATOR COM PAS | 1 SF | ✓ |
Market value changed by 80% 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% | $38,358.79 | $38,358.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $21,725.74 | $21,725.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,582.53 | $15,582.53 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,893.23 | $4,893.23 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,286.96 | $4,286.96 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $84,847.25 | $84,847.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,450,720 | $4,146,000 | -16.8% |
| Assessed Value | $3,450,720 | $4,146,000 | -16.8% |
| Land Value | $3,049,250 | $6,098,500 | -50.0% |
| Improvement Value | $401,470 | — | — |
| Taxable Value | $3,450,720 | $4,146,000 | -16.8% |
| Total Tax 2026 = estimate |
~$70,618
Estimated
|
~$84,847
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,071,336 | $3,450,720 | -1,620,616 (-32.0%) |
| Taxable Value | $4,975,200 | $3,450,720 | -1,524,480 (-30.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,450,720 | $3,049,250 | $401,470 | — | $3,450,720 | $3,450,720 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,146,000 | $6,098,500 | — | — | $4,146,000 | $4,146,000 | ~$84,847 | Partial |
| 2024 | $4,146,000 | — | — | — | $4,146,000 | $— | $82,166 | Verified |
| 2023 | $3,345,500 | — | — | — | $6,006,833 ! | $— | $76,846 | Verified |
| 2022 | $3,250,000 | — | — | −$1,420,450 | $1,829,550 | $— | $66,071 | Verified |
| 2021 | $3,100,000 | — | — | −$1,270,450 | $1,829,550 | $— | $70,742 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +22.3% | +20.0% | 98.1% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -31.0% | -31.0% | ~100% | 1.9800% | Verified |
| 2023 | +79.5% ! | +79.5% | ~100% | 1.2800% | Verified |
| 2022 | +2.9% | +2.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.8% | +3.0% | +11.9% | +23.9% | 2024 | -16.8% | 2026 |
| Assessment Ratio | 100.0% | 99.1% | — | 179.5% | 2023 | 56.3% | 2022 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$84,847 | $76,135 | ~$100,773 | $84,847 | 2025 | $66,071 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,458,576 | ~$4,458,576 | ~2.0139% | ~$89,793 | +7.5% |
| 2027 | ~$4,794,718 | ~$4,794,718 | ~1.9814% | ~$95,002 | +15.6% |
| 2028 | ~$5,156,203 | ~$5,156,203 | ~1.9488% | ~$100,486 | +24.4% |
| 2029 | ~$5,544,941 | ~$5,544,941 | ~1.9163% | ~$106,257 | +33.7% |
| 2030 | ~$5,962,986 | ~$5,962,986 | ~1.8837% | ~$112,327 | +43.8% |
| 2026 | ~$4,375,656 | ~$4,375,656 | ~2.0465% | ~$89,547 | +5.5% |
| 2027 | ~$4,618,034 | ~$4,618,034 | ~2.0465% | ~$94,507 | +11.4% |
| 2028 | ~$4,873,837 | ~$4,873,837 | ~2.0465% | ~$99,742 | +17.6% |
| 2029 | ~$5,143,810 | ~$5,143,810 | ~2.0465% | ~$105,267 | +24.1% |
| 2030 | ~$5,428,737 | ~$5,428,737 | ~2.0465% | ~$111,098 | +30.9% |
| 2026 | ~$4,541,496 | ~$4,541,496 | ~1.9977% | ~$90,724 | +9.5% |
| 2027 | ~$4,974,720 | ~$4,974,720 | ~1.9488% | ~$96,949 | +20.0% |
| 2028 | ~$5,449,269 | ~$5,449,269 | ~1.9000% | ~$103,537 | +31.4% |
| 2029 | ~$5,969,088 | ~$5,969,088 | ~1.8512% | ~$110,499 | +44.0% |
| 2030 | ~$6,538,492 | ~$6,538,492 | ~1.8024% | ~$117,848 | +57.7% |
In 2025, this property's market value of $4,146,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +192% 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 | $4,146,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,146,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,345,500 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $3,250,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,100,000 | $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.