1802 LAVACA ST TX 78701
| Owner | SLINGSHOT PROPERTIES LLC |
|---|---|
| Parcel ID | 0210022406 |
| Short ID | 199866 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 4,340 SF |
| Land SF | 6,900 SF |
| Acres | 0.158 |
| Year Built | 1900 |
| Legal | N 50' OF E 138' OF S150' OLT 35 DIVISION E |
| Neighborhood | 59CBD |
| Land | $3,450,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,450,000 |
| Improvement | $1 |
|---|---|
| Total Improvement | $1 |
| Market | $3,450,001 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,450,001 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,450,001 |
| Exemptions (−) (HT) | −$862,500 |
|---|---|
| Taxable Value | $2,587,501 |
Appreciation: Market value has risen +112.7% from $1,622,134 (2021) to $3,450,001 (2025), a CAGR of 20.8% 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 $52,953. Austin ISD is the largest single contributor, at 48.3% 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 100% of market value ($3,450,000 land vs $1 improvements), about $500/SF of land. With value concentrated in the land under a ~126-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 $3,450,001, 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 +20.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,861,043 by 2030, with an estimated annual tax burden around $104,666. 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.
15 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,920 SF | ✗ |
| 551 | PAVED AREA | 2,900 SF | ✗ |
| 1ST | 1st Floor | 1,800 SF | ✓ |
| 2ND | 2nd Floor | 1,380 SF | ✓ |
| 612C | TERRACE UNCOVERD COMM | 1,264 SF | ✗ |
| 3RD | 3rd Floor | 1,160 SF | ✓ |
| 093 | HVAC COMMRCL SF | 420 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 220 SF | ✗ |
| 611 | TERRACE | 120 SF | ✗ |
| SO | Sketch Only | 59 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 28 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 28 SF | ✗ |
| 522C | FIREPLACE COMM | 2 SF | ✓ |
| 318 | GAZEBO FV | 1 SF | ✓ |
| 539 | FENCE FV | 1 SF | ✗ |
Market value changed by 119% 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% | $27,929.48 | $27,929.48 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,558.95 | $13,558.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,724.99 | $9,724.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,567.30 | $3,567.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,053.85 | $3,053.85 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $57,834.57 | $57,834.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,892,906 | $3,450,001 | -45.1% |
| Assessed Value | $1,892,906 | $3,450,001 | -45.1% |
| Land Value | $1,725,000 | $3,450,000 | -50.0% |
| Improvement Value | $167,906 | $1 | +16790500.0% |
| Taxable Value | $1,284,098 | $2,587,501 | -50.4% |
| Exemptions | HT | HT | |
| Total Tax 2026 = estimate |
~$26,279
Estimated
|
~$57,835
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,080,116 | $1,892,906 | -187,210 (-9.0%) |
| Taxable Value | $1,471,308 | $1,284,098 | -187,210 (-12.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,892,906 | $1,725,000 | $167,906 | — | $1,892,906 | $1,284,098 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,450,001 | $3,450,000 | $1 | — | $3,450,001 | $2,587,501 | ~$57,835 | Partial |
| 2024 | $3,688,916 | — | — | −$238,916 | $3,450,000 | $— | $56,910 | Verified |
| 2023 | $1,684,044 | — | — | — | $3,450,000 ! | $— | $54,164 | Verified |
| 2022 | $1,684,044 | — | — | −$649,044 | $1,035,000 | $— | $25,222 | Verified |
| 2021 | $1,622,134 | — | — | −$587,134 | $1,035,000 | $— | $27,668 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -39.7% | -39.7% | ~100% | Not available | Partial |
| 2025 | -1.5% | -1.5% | ~100% | Not available | Partial |
| 2024 | -5.1% | -5.1% | ~100% | 1.6300% | Verified |
| 2023 | +119.1% ! | +119.1% | ~100% | 1.4700% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.5000% | Verified |
| 2021 | base year | — | ~100% | 1.7100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +104.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -45.1% | +14.3% | +40.6% | +119.1% | 2024 | -45.1% | 2026 |
| Assessment Ratio | 100.0% | 104.0% | — | 204.9% | 2023 | 61.5% | 2022 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$57,835 | $44,359 | ~$90,019 | $57,835 | 2025 | $25,222 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,166,317 | ~$3,795,001 | ~2.0139% | ~$76,429 | +20.8% |
| 2027 | ~$5,031,361 | ~$4,174,501 | ~1.9814% | ~$82,713 | +45.8% |
| 2028 | ~$6,076,012 | ~$4,591,951 | ~1.9488% | ~$89,490 | +76.1% |
| 2029 | ~$7,337,561 | ~$5,051,146 | ~1.9163% | ~$96,795 | +112.7% |
| 2030 | ~$8,861,043 | ~$5,556,261 | ~1.8837% | ~$104,666 | +156.8% |
| 2026 | ~$4,097,317 | ~$3,795,001 | ~2.0465% | ~$77,664 | +18.8% |
| 2027 | ~$4,866,088 | ~$4,174,501 | ~2.0465% | ~$85,431 | +41.0% |
| 2028 | ~$5,779,102 | ~$4,591,951 | ~2.0465% | ~$93,974 | +67.5% |
| 2029 | ~$6,863,422 | ~$5,051,146 | ~2.0465% | ~$103,371 | +98.9% |
| 2030 | ~$8,151,192 | ~$5,556,261 | ~2.0465% | ~$113,708 | +136.3% |
| 2026 | ~$4,235,317 | ~$3,795,001 | ~1.9977% | ~$75,811 | +22.8% |
| 2027 | ~$5,199,394 | ~$4,174,501 | ~1.9488% | ~$81,354 | +50.7% |
| 2028 | ~$6,382,920 | ~$4,591,951 | ~1.9000% | ~$87,248 | +85.0% |
| 2029 | ~$7,835,851 | ~$5,051,146 | ~1.8512% | ~$93,507 | +127.1% |
| 2030 | ~$9,619,509 | ~$5,556,261 | ~1.8024% | ~$100,144 | +178.8% |
In 2025, this property's market value of $3,450,001 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +143% 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 | $3,450,001 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,688,916 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $1,684,044 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,684,044 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,622,134 | $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.