1710 LAVACA ST TX 78701
| Owner | 7411 CULLEN HOLDINGS LLC |
|---|---|
| Parcel ID | 0210022307 |
| Short ID | 199856 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,416 SF |
| Land SF | 6,220 SF |
| Acres | 0.143 |
| Year Built | 1950 |
| Legal | N46' OF S 138' OF E 128' & 10X46' OF ALLEY OLT 36 DIVISION E |
| Neighborhood | 20CEN |
| Land | $3,110,185 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,110,185 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,500,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,500,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,500,000 |
| Taxable Value | $2,500,000 |
|---|
Appreciation: Market value has risen +52.7% from $1,637,138 (2021) to $2,500,000 (2025), a CAGR of 11.2% 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 $51,162. 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 124% of market value ($3,110,185 land vs $0 improvements), about $500/SF of land. With value concentrated in the land under a ~76-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 $2,500,000, 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 +11.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,243,834 by 2030, with an estimated annual tax burden around $75,845. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,416 SF | ✓ |
| 501 | CANOPY | 184 SF | ✗ |
| SO | Sketch Only | 40 SF | ✗ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $23,130.00 | $23,130.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,100.43 | $13,100.43 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,396.13 | $9,396.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,950.58 | $2,950.58 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,585.00 | $2,585.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $51,162.14 | $51,162.14 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,110,186 | $2,500,000 | +24.4% |
| Assessed Value | $3,000,000 | $2,500,000 | +20.0% |
| Land Value | $3,110,185 | $3,110,185 | +0.0% |
| Improvement Value | $1 | — | — |
| Taxable Value | $3,000,000 | $2,500,000 | +20.0% |
| HS Cap Loss | -$110,186 | — | |
| Total Tax 2026 = estimate |
~$61,395
Estimated
|
~$51,162
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,169,830 | $3,110,186 | -59,644 (-1.9%) |
| Taxable Value | $3,000,000 | $3,000,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,110,186 | $3,110,185 | $1 | −$110,186 | $3,000,000 | $3,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,500,000 | $3,110,185 | — | — | $2,500,000 | $2,500,000 | ~$51,162 | Partial |
| 2024 | $2,500,000 | — | — | — | $2,500,000 | $— | $49,545 | Verified |
| 2023 | $1,337,000 | — | — | — | $2,500,000 ! | $— | $45,231 | Verified |
| 2022 | $1,368,632 | — | — | −$435,576 | $933,056 | $— | $26,405 | Verified |
| 2021 | $1,637,138 | — | — | −$704,082 | $933,056 | $— | $30,659 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +26.8% | +20.0% | 94.6% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +51.2% | +51.2% | ~100% | 1.8100% | Verified |
| 2022 | +20.8% | +20.8% | ~100% | 1.6000% | Verified |
| 2021 | base year | — | ~100% | 1.8700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +82.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +24.4% | +18.5% | +6.8% | +87.0% | 2024 | -16.4% | 2022 |
| Assessment Ratio | 96.5% | 101.5% | — | 187.0% | 2023 | 57.0% | 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 |
$51,162 | $40,601 | ~$65,231 | $51,162 | 2025 | $26,405 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,779,097 | ~$2,750,000 | ~2.0139% | ~$55,383 | +11.2% |
| 2027 | ~$3,089,352 | ~$3,025,000 | ~1.9814% | ~$59,937 | +23.6% |
| 2028 | ~$3,434,243 | ~$3,327,500 | ~1.9488% | ~$64,848 | +37.4% |
| 2029 | ~$3,817,638 | ~$3,660,250 | ~1.9163% | ~$70,141 | +52.7% |
| 2030 | ~$4,243,834 | ~$4,026,275 | ~1.8837% | ~$75,845 | +69.8% |
| 2026 | ~$2,729,097 | ~$2,729,097 | ~2.0465% | ~$55,851 | +9.2% |
| 2027 | ~$2,979,188 | ~$2,979,188 | ~2.0465% | ~$60,969 | +19.2% |
| 2028 | ~$3,252,197 | ~$3,252,197 | ~2.0465% | ~$66,556 | +30.1% |
| 2029 | ~$3,550,224 | ~$3,550,224 | ~2.0465% | ~$72,655 | +42.0% |
| 2030 | ~$3,875,562 | ~$3,875,562 | ~2.0465% | ~$79,313 | +55.0% |
| 2026 | ~$2,829,097 | ~$2,750,000 | ~1.9977% | ~$54,936 | +13.2% |
| 2027 | ~$3,201,516 | ~$3,025,000 | ~1.9488% | ~$58,952 | +28.1% |
| 2028 | ~$3,622,959 | ~$3,327,500 | ~1.9000% | ~$63,223 | +44.9% |
| 2029 | ~$4,099,881 | ~$3,660,250 | ~1.8512% | ~$67,758 | +64.0% |
| 2030 | ~$4,639,584 | ~$4,026,275 | ~1.8024% | ~$72,568 | +85.6% |
In 2025, this property's market value of $2,500,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +76% 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 | $2,500,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,337,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,368,632 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,637,138 | $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.