1614 LAVACA ST TX 78701
| Owner | RANCHY MCRANCHFACE LLC |
|---|---|
| Parcel ID | 0210022208 |
| Short ID | 199845 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,476 SF |
| Land SF | 5,140 SF |
| Acres | 0.118 |
| Year Built | 1915 |
| Legal | .1180AC OF OLT 37 DIVISION E |
| Neighborhood | 96EVNT |
| Land | $2,570,040 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,570,040 |
| Improvement | $1,290,275 |
|---|---|
| Total Improvement | $1,290,275 |
| Market | $3,860,315 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,860,315 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,860,315 |
| Taxable Value | $3,860,315 |
|---|
Appreciation: Market value has risen +127.6% from $1,696,142 (2021) to $3,860,315 (2025), a CAGR of 22.8% 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 $79,001. 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 67% of market value ($2,570,040 land vs $1,290,275 improvements), about $500/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $3,860,315, 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 +22.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,791,291 by 2030, with an estimated annual tax burden around $117,114. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,738 SF | ✓ |
| 2ND | 2nd Floor | 2,738 SF | ✓ |
| 501 | CANOPY | 616 SF | ✗ |
| 611 | TERRACE | 616 SF | ✗ |
Market value changed by 126% 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% | $35,715.63 | $35,715.63 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $20,228.71 | $20,228.71 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,508.80 | $14,508.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,556.06 | $4,556.06 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,991.57 | $3,991.57 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $79,000.77 | $79,000.77 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,069,936 | $3,860,315 | +5.4% |
| Assessed Value | $4,069,936 | $3,860,315 | +5.4% |
| Land Value | $2,570,040 | $2,570,040 | +0.0% |
| Improvement Value | $1,499,896 | $1,290,275 | +16.2% |
| Taxable Value | $4,069,936 | $3,860,315 | +5.4% |
| Total Tax 2026 = estimate |
~$83,291
Estimated
|
~$79,001
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,069,936 | $4,069,936 | +0 (+0.0%) |
| Taxable Value | $4,069,936 | $4,069,936 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,069,936 | $2,570,040 | $1,499,896 | — | $4,069,936 | $4,069,936 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,860,315 | $2,570,040 | $1,290,275 | — | $3,860,315 | $3,860,315 | ~$79,001 | Partial |
| 2024 | $3,877,788 | — | — | −$1,307,748 | $2,570,040 | $— | $76,328 | Verified |
| 2023 | $1,713,725 | — | — | — | $2,570,040 ! | $— | $70,159 | Verified |
| 2022 | $1,713,725 | — | — | −$942,713 | $771,012 | $— | $33,845 | Verified |
| 2021 | $1,696,142 | — | — | −$925,130 | $771,012 | $— | $38,516 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.4% | +5.4% | ~100% | Not available | Partial |
| 2025 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2024 | -0.7% | -0.7% | ~100% | 1.9800% | Verified |
| 2023 | +126.3% ! | +126.3% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +125.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +5.4% | +26.4% | +21.6% | +126.3% | 2024 | -0.5% | 2025 |
| Assessment Ratio | 100.0% | 84.5% | — | 150.0% | 2023 | 45.0% | 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 |
$79,001 | $59,570 | ~$100,725 | $79,001 | 2025 | $33,845 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,741,469 | ~$4,246,346 | ~2.0139% | ~$85,519 | +22.8% |
| 2027 | ~$5,823,754 | ~$4,670,981 | ~1.9814% | ~$92,550 | +50.9% |
| 2028 | ~$7,153,081 | ~$5,138,079 | ~1.9488% | ~$100,133 | +85.3% |
| 2029 | ~$8,785,840 | ~$5,651,887 | ~1.9163% | ~$108,307 | +127.6% |
| 2030 | ~$10,791,291 | ~$6,217,076 | ~1.8837% | ~$117,114 | +179.5% |
| 2026 | ~$4,664,262 | ~$4,246,346 | ~2.0465% | ~$86,901 | +20.8% |
| 2027 | ~$5,635,639 | ~$4,670,981 | ~2.0465% | ~$95,591 | +46.0% |
| 2028 | ~$6,809,315 | ~$5,138,079 | ~2.0465% | ~$105,150 | +76.4% |
| 2029 | ~$8,227,419 | ~$5,651,887 | ~2.0465% | ~$115,665 | +113.1% |
| 2030 | ~$9,940,857 | ~$6,217,076 | ~2.0465% | ~$127,232 | +157.5% |
| 2026 | ~$4,818,675 | ~$4,246,346 | ~1.9977% | ~$84,828 | +24.8% |
| 2027 | ~$6,014,957 | ~$4,670,981 | ~1.9488% | ~$91,030 | +55.8% |
| 2028 | ~$7,508,227 | ~$5,138,079 | ~1.9000% | ~$97,624 | +94.5% |
| 2029 | ~$9,372,216 | ~$5,651,887 | ~1.8512% | ~$104,627 | +142.8% |
| 2030 | ~$11,698,957 | ~$6,217,076 | ~1.8024% | ~$112,055 | +203.1% |
In 2025, this property's market value of $3,860,315 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +172% 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 | $3,860,315 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,877,788 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $1,713,725 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,713,725 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,696,142 | $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.