408 W 14 ST TX 78701
| Owner | NORTHLAND LIVING GUADALUPE LP |
|---|---|
| Parcel ID | 0210021409 |
| Short ID | 199808 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 5,533 SF |
| Land SF | 9,728 SF |
| Acres | 0.223 |
| Year Built | 1872 |
| Legal | LOT 1 & W 7' OF LOT 2 BLOCK 176 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $2,918,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,918,400 |
| Improvement | $856,806 |
|---|---|
| Total Improvement | $856,806 |
| Market | $3,775,206 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,775,206 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,775,206 |
| Exemptions (−) (HT) | −$1,158,003 |
|---|---|
| Taxable Value | $2,617,203 |
Appreciation: Market value has risen +20.0% from $3,144,800 (2021) to $3,775,206 (2025), a CAGR of 4.7% 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 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 $53,561. Austin ISD is the largest single contributor, at 47.6% 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 77% of market value ($2,918,400 land vs $856,806 improvements), about $300/SF of land. With value concentrated in the land under a ~154-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 $3,775,206, 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 +4.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,743,787 by 2030, with an estimated annual tax burden around $89,361. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 5,533 SF | ✗ |
| 2ND | 2nd Floor | 3,286 SF | ✓ |
| 1ST | 1st Floor | 2,247 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 1,246 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 472 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 451 SF | ✗ |
| 581C | STORAGE ATT COMM | 257 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 276 | ELEVATOR COM PAS | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
Market value changed by 104% in 2024, 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% | $29,571.28 | $29,571.28 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,714.59 | $13,714.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,836.63 | $9,836.63 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,903.56 | $3,903.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,088.90 | $3,088.90 | Paid |
| P2U | — | — | — | — | — | — | $1,958.41 | $1,958.41 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $62,073.37 | $62,073.37 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,198,560 | $3,775,206 | +11.2% |
| Assessed Value | $4,198,560 | $3,775,206 | +11.2% |
| Land Value | $1,945,600 | $2,918,400 | -33.3% |
| Improvement Value | $2,252,960 | $856,806 | +162.9% |
| Taxable Value | $2,327,986 | $2,617,203 | -11.1% |
| Exemptions | HT | HT | |
| Total Tax 2026 = estimate |
~$47,642
Estimated
|
~$62,073
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,584,881 | $4,198,560 | -1,386,321 (-24.8%) |
| Taxable Value | $2,659,673 | $2,327,986 | -331,687 (-12.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,198,560 | $1,945,600 | $2,252,960 | — | $4,198,560 | $2,327,986 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,775,206 | $2,918,400 | $856,806 | — | $3,775,206 | $2,617,203 | ~$62,073 | Partial |
| 2024 | $3,484,180 | — | — | — | $3,891,200 ! | $— | $60,907 | Verified |
| 2023 | $2,944,863 | — | — | −$1,485,663 | $1,459,200 | $— | $46,882 | Verified |
| 2022 | $3,194,506 | — | — | −$1,735,306 | $1,459,200 | $— | $44,234 | Verified |
| 2021 | $3,144,800 | — | — | −$1,685,600 | $1,459,200 | $— | $50,542 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +47.9% | +20.0% | 81.1% | Not available | Partial |
| 2025 | -46.8% | -46.8% | ~100% | Not available | Partial |
| 2024 | +103.6% ! | +103.6% | ~100% | 0.8600% | Verified |
| 2023 | +18.3% | +18.3% | ~100% | 1.3500% | Verified |
| 2022 | -7.8% | -7.8% | ~100% | 1.5000% | Verified |
| 2021 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +18.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.2% | +6.3% | +2.6% | +18.3% | 2024 | -7.8% | 2023 |
| Assessment Ratio | 100.0% | 75.6% | — | 111.7% | 2024 | 45.7% | 2022 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$62,073 | $52,928 | ~$84,425 | $62,073 | 2025 | $44,234 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,951,642 | ~$3,951,642 | ~2.0139% | ~$79,584 | +4.7% |
| 2027 | ~$4,136,323 | ~$4,136,323 | ~1.9814% | ~$81,957 | +9.6% |
| 2028 | ~$4,329,636 | ~$4,329,636 | ~1.9488% | ~$84,378 | +14.7% |
| 2029 | ~$4,531,983 | ~$4,531,983 | ~1.9163% | ~$86,846 | +20.0% |
| 2030 | ~$4,743,787 | ~$4,743,787 | ~1.8837% | ~$89,361 | +25.7% |
| 2026 | ~$3,876,138 | ~$3,876,138 | ~2.0465% | ~$79,325 | +2.7% |
| 2027 | ~$3,979,768 | ~$3,979,768 | ~2.0465% | ~$81,445 | +5.4% |
| 2028 | ~$4,086,168 | ~$4,086,168 | ~2.0465% | ~$83,623 | +8.2% |
| 2029 | ~$4,195,414 | ~$4,195,414 | ~2.0465% | ~$85,859 | +11.1% |
| 2030 | ~$4,307,580 | ~$4,307,580 | ~2.0465% | ~$88,154 | +14.1% |
| 2026 | ~$4,027,146 | ~$4,027,146 | ~1.9977% | ~$80,449 | +6.7% |
| 2027 | ~$4,295,899 | ~$4,295,899 | ~1.9488% | ~$83,720 | +13.8% |
| 2028 | ~$4,582,587 | ~$4,582,587 | ~1.9000% | ~$87,070 | +21.4% |
| 2029 | ~$4,888,408 | ~$4,888,408 | ~1.8512% | ~$90,494 | +29.5% |
| 2030 | ~$5,214,638 | ~$5,214,638 | ~1.8024% | ~$93,987 | +38.1% |
In 2025, this property's market value of $3,775,206 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +166% 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 | $3,775,206 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,484,180 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,944,863 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $3,194,506 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,144,800 | $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.