404 W 13 ST TX 78701
| Owner | WHAT A NICE BUILDING LLC |
|---|---|
| Parcel ID | 0210021308 |
| Short ID | 199804 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 3,072 SF |
| Land SF | 6,400 SF |
| Acres | 0.147 |
| Year Built | 1910 |
| Legal | E 28' OF LOT 2 *& W 22' OF LOT 3 *LESS 1 SQ FT BLOCK 156 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $2,560,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,560,000 |
| Improvement | $295,557 |
|---|---|
| Total Improvement | $295,557 |
| Market | $2,855,557 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,855,557 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,855,557 |
| Taxable Value | $2,855,557 |
|---|
Appreciation: Market value has risen +101.8% from $1,414,963 (2021) to $2,855,557 (2025), a CAGR of 19.2% 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 $58,439. Austin ISD is the largest single contributor, at 43.6% 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 90% of market value ($2,560,000 land vs $295,557 improvements), about $400/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 $2,855,557, 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 +19.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,868,676 by 2030, with an estimated annual tax burden around $86,631. 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 | 3,500 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 3,072 SF | ✗ |
| 1ST | 1st Floor | 1,536 SF | ✓ |
| 2ND | 2nd Floor | 1,536 SF | ✓ |
| SO | Sketch Only | 54 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 9 SF | ✗ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 116% 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% | $26,419.61 | $26,419.61 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,963.60 | $14,963.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,732.47 | $10,732.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,370.21 | $3,370.21 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,952.65 | $2,952.65 | Paid |
| P2U | — | — | — | — | — | — | $2,178.89 | $2,178.89 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $60,617.43 | $60,617.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,505,600 | $2,855,557 | -47.3% |
| Assessed Value | $1,505,600 | $2,855,557 | -47.3% |
| Land Value | $1,152,000 | $2,560,000 | -55.0% |
| Improvement Value | $353,600 | $295,557 | +19.6% |
| Taxable Value | $1,505,600 | $2,855,557 | -47.3% |
| Total Tax 2026 = estimate |
~$30,812
Estimated
|
~$60,617
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,014,920 | $1,505,600 | -509,320 (-25.3%) |
| Taxable Value | $2,014,920 | $1,505,600 | -509,320 (-25.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,505,600 | $1,152,000 | $353,600 | — | $1,505,600 | $1,505,600 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,855,557 | $2,560,000 | $295,557 | — | $2,855,557 | $2,855,557 | ~$60,617 | Partial |
| 2024 | $3,138,644 | — | — | −$578,644 | $2,560,000 | $— | $66,575 | Verified |
| 2023 | $1,451,814 | — | — | — | $2,560,000 ! | $— | $59,227 | Verified |
| 2022 | $1,427,455 | — | — | −$467,455 | $960,000 | $— | $29,624 | Verified |
| 2021 | $1,414,963 | — | — | −$454,963 | $960,000 | $— | $31,071 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -29.4% | -29.4% | ~100% | Not available | Partial |
| 2025 | -11.6% | -11.6% | ~100% | Not available | Partial |
| 2024 | +3.0% | +3.0% | ~100% | 2.0600% | Verified |
| 2023 | +116.2% ! | +116.2% | ~100% | 1.8900% | Verified |
| 2022 | +1.7% | +1.7% | ~100% | 2.0400% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +100.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -47.3% | +12.5% | +40.6% | +116.2% | 2024 | -47.3% | 2026 |
| Assessment Ratio | 100.0% | 98.8% | — | 176.3% | 2023 | 67.3% | 2022 |
| Effective Tax Rate (2025) | 2.1200% | 2.1200% | — | 2.1200% | 2025 | 2.1200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$60,617 | $49,423 | ~$74,508 | $66,575 | 2024 | $29,624 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,403,512 | ~$3,141,113 | ~2.0139% | ~$63,260 | +19.2% |
| 2027 | ~$4,056,614 | ~$3,455,224 | ~1.9814% | ~$68,461 | +42.1% |
| 2028 | ~$4,835,041 | ~$3,800,746 | ~1.9488% | ~$74,070 | +69.3% |
| 2029 | ~$5,762,840 | ~$4,180,821 | ~1.9163% | ~$80,117 | +101.8% |
| 2030 | ~$6,868,676 | ~$4,598,903 | ~1.8837% | ~$86,631 | +140.5% |
| 2026 | ~$3,346,401 | ~$3,141,113 | ~2.0465% | ~$64,282 | +17.2% |
| 2027 | ~$3,921,616 | ~$3,455,224 | ~2.0465% | ~$70,711 | +37.3% |
| 2028 | ~$4,595,705 | ~$3,800,746 | ~2.0465% | ~$77,782 | +60.9% |
| 2029 | ~$5,385,664 | ~$4,180,821 | ~2.0465% | ~$85,560 | +88.6% |
| 2030 | ~$6,311,410 | ~$4,598,903 | ~2.0465% | ~$94,116 | +121.0% |
| 2026 | ~$3,460,623 | ~$3,141,113 | ~1.9977% | ~$62,749 | +21.2% |
| 2027 | ~$4,193,897 | ~$3,455,224 | ~1.9488% | ~$67,337 | +46.9% |
| 2028 | ~$5,082,545 | ~$3,800,746 | ~1.9000% | ~$72,215 | +78.0% |
| 2029 | ~$6,159,489 | ~$4,180,821 | ~1.8512% | ~$77,395 | +115.7% |
| 2030 | ~$7,464,627 | ~$4,598,903 | ~1.8024% | ~$82,889 | +161.4% |
In 2025, this property's market value of $2,855,557 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +101% 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 | $2,855,557 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,138,644 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,451,814 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,427,455 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,414,963 | $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.