1612 LAVACA ST TX 78701
| Owner | DANFORTH ENTERPRISES II L P |
|---|---|
| Parcel ID | 0210022209 |
| Short ID | 199846 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 1,605 SF |
| Land SF | 3,200 SF |
| Acres | 0.073 |
| Year Built | 1905 |
| Legal | N 25' OF E128' OF S143.5' OF OLT 37 DIVISION E |
| Neighborhood | 20CEN |
| Land | $1,600,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,600,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,260,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,260,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,260,000 |
| Taxable Value | $1,260,000 |
|---|
Appreciation: Market value has risen +135.7% from $534,465 (2021) to $1,260,000 (2025), a CAGR of 23.9% 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 $25,786. 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 127% of market value ($1,600,000 land vs $0 improvements), about $500/SF of land. With value concentrated in the land under a ~121-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 $1,260,000, this parcel sits in the lower-middle (25th–50th 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 +23.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,680,736 by 2030, with an estimated annual tax burden around $38,226. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,605 SF | ✓ |
| 501 | CANOPY | 220 SF | ✗ |
Market value changed by 220% 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% | $11,657.52 | $11,657.52 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,602.61 | $6,602.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,735.65 | $4,735.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,487.09 | $1,487.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,302.84 | $1,302.84 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $25,785.71 | $25,785.71 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $852,000 | $1,260,000 | -32.4% |
| Assessed Value | $852,000 | $1,260,000 | -32.4% |
| Land Value | $1,600,000 | $1,600,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $852,000 | $1,260,000 | -32.4% |
| Total Tax 2026 = estimate |
~$17,436
Estimated
|
~$25,786
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,651,987 | $852,000 | -799,987 (-48.4%) |
| Taxable Value | $1,512,000 | $852,000 | -660,000 (-43.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $852,000 | $1,600,000 | — | — | $852,000 | $852,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,260,000 | $1,600,000 | — | — | $1,260,000 | $1,260,000 | ~$25,786 | Partial |
| 2024 | $1,000,000 | — | — | — | $1,260,000 ! | $— | $23,782 | Verified |
| 2023 | $515,499 | — | — | — | $1,000,000 ! | $— | $18,092 | Verified |
| 2022 | $515,341 | — | — | −$35,341 | $480,000 | $— | $10,181 | Verified |
| 2021 | $534,465 | — | — | −$54,465 | $480,000 | $— | $11,233 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +31.1% | +20.0% | 91.5% | Not available | Partial |
| 2025 | -23.5% | +5.0% | ~100% | Not available | Partial |
| 2024 | -0.1% | -27.2% | 72.8% | 1.4400% | Verified |
| 2023 | +219.8% ! | +219.8% | ~100% | 1.1000% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +144.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -32.4% | +16.8% | +35.8% | +94.0% | 2024 | -32.4% | 2026 |
| Assessment Ratio | 100.0% | 117.1% | — | 194.0% | 2023 | 89.8% | 2021 |
| 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 |
$25,786 | $17,815 | ~$32,876 | $25,786 | 2025 | $10,181 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,561,289 | ~$1,386,000 | ~2.0139% | ~$27,913 | +23.9% |
| 2027 | ~$1,934,622 | ~$1,524,600 | ~1.9814% | ~$30,208 | +53.5% |
| 2028 | ~$2,397,226 | ~$1,677,060 | ~1.9488% | ~$32,683 | +90.3% |
| 2029 | ~$2,970,447 | ~$1,844,766 | ~1.9163% | ~$35,351 | +135.7% |
| 2030 | ~$3,680,736 | ~$2,029,243 | ~1.8837% | ~$38,226 | +192.1% |
| 2026 | ~$1,536,089 | ~$1,386,000 | ~2.0465% | ~$28,364 | +21.9% |
| 2027 | ~$1,872,675 | ~$1,524,600 | ~2.0465% | ~$31,201 | +48.6% |
| 2028 | ~$2,283,012 | ~$1,677,060 | ~2.0465% | ~$34,321 | +81.2% |
| 2029 | ~$2,783,262 | ~$1,844,766 | ~2.0465% | ~$37,753 | +120.9% |
| 2030 | ~$3,393,126 | ~$2,029,243 | ~2.0465% | ~$41,528 | +169.3% |
| 2026 | ~$1,586,489 | ~$1,386,000 | ~1.9977% | ~$27,688 | +25.9% |
| 2027 | ~$1,997,578 | ~$1,524,600 | ~1.9488% | ~$29,712 | +58.5% |
| 2028 | ~$2,515,187 | ~$1,677,060 | ~1.9000% | ~$31,864 | +99.6% |
| 2029 | ~$3,166,918 | ~$1,844,766 | ~1.8512% | ~$34,150 | +151.3% |
| 2030 | ~$3,987,525 | ~$2,029,243 | ~1.8024% | ~$36,574 | +216.5% |
In 2025, this property's market value of $1,260,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -11% below 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 | $1,260,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $515,499 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $515,341 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $534,465 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.