1415 LAVACA ST TX 78701
| Owner | STATE BAR OF TEXAS |
|---|---|
| Parcel ID | 0210022601 |
| Short ID | 199987 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,102 SF |
| Land SF | 6,865 SF |
| Acres | 0.158 |
| Year Built | 1900 |
| Legal | LOT 12 & W 6.8' OF LOT 11 BLOCK 174 ORIGINAL CITY (PRORATE 1/1/21 TO 4/20/21) |
| Neighborhood | 53CBD |
| Land | $3,432,530 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,432,530 |
| Improvement | $832,587 |
|---|---|
| Total Improvement | $832,587 |
| Market | $4,265,117 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,265,117 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,265,117 |
| Taxable Value | $4,265,117 |
|---|
Appreciation: Market value has risen +80.8% from $2,359,605 (2022) to $4,265,117 (2025), a CAGR of 21.8% over 3 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Commercial parcel countywide rose +16.6%, so this parcel has outpaced the broader commercial market over the same period.
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 80% of market value ($3,432,530 land vs $832,587 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 $4,265,117, 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 +21.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,439,763 by 2030, with an estimated annual tax burden around $0. 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 | 4,102 SF | ✓ |
| 551 | PAVED AREA | 2,756 SF | ✗ |
| 501 | CANOPY | 32 SF | ✗ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,791,297 | $4,265,117 | +12.3% |
| Assessed Value | $4,791,297 | $4,265,117 | +12.3% |
| Land Value | $3,432,530 | $3,432,530 | +0.0% |
| Improvement Value | $1,358,767 | $832,587 | +63.2% |
| Taxable Value | — | — | — |
| Exemptions | — | F | |
| Total Tax | Pending certification | — | |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,791,297 | $4,791,297 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,791,297 | $3,432,530 | $1,358,767 | — | $4,791,297 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,265,117 | $3,432,530 | $832,587 | — | $4,265,117 | $— | not in county billing file ⓘ | Partial |
| 2024 | $3,158,002 | — | — | — | — | $— | not in county billing file ⓘ | Partial |
| 2023 | $2,533,918 | — | — | — | — | $— | not in county billing file ⓘ | Partial |
| 2022 | $2,359,605 | — | — | — | — | $— | not in county billing file ⓘ | Partial |
| 2021 | $— | — | — | — | — | $— | $15,543 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.3% | +12.3% | ~100% | Not available | Partial |
| 2025 | +0.8% | +12.5% | ~100% | Not available | Partial |
| 2024 | +34.0% | +20.0% | 89.6% | No billing data | Verified |
| 2023 | +24.6% | +24.6% | ~100% | No billing data | Verified |
| 2022 | +7.4% | +7.4% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +80.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +12.3% | +19.9% | +19.1% | +35.1% | 2025 | +7.4% | 2023 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
|
Effective Tax Rate (2025)
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
|
Tax Amount
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,195,510 | ~$5,195,510 | ~0.0000% | ~$0 | +21.8% |
| 2027 | ~$6,328,858 | ~$6,328,858 | ~0.0000% | ~$0 | +48.4% |
| 2028 | ~$7,709,436 | ~$7,709,436 | ~0.0000% | ~$0 | +80.8% |
| 2029 | ~$9,391,172 | ~$9,391,172 | ~0.0000% | ~$0 | +120.2% |
| 2030 | ~$11,439,763 | ~$11,439,763 | ~0.0000% | ~$0 | +168.2% |
| 2026 | ~$5,110,207 | ~$5,110,207 | ~0.0000% | ~$0 | +19.8% |
| 2027 | ~$6,122,744 | ~$6,122,744 | ~0.0000% | ~$0 | +43.6% |
| 2028 | ~$7,335,905 | ~$7,335,905 | ~0.0000% | ~$0 | +72.0% |
| 2029 | ~$8,789,441 | ~$8,789,441 | ~0.0000% | ~$0 | +106.1% |
| 2030 | ~$10,530,981 | ~$10,530,981 | ~0.0000% | ~$0 | +146.9% |
| 2026 | ~$5,280,812 | ~$5,280,812 | ~0.0000% | ~$0 | +23.8% |
| 2027 | ~$6,538,385 | ~$6,538,385 | ~0.0000% | ~$0 | +53.3% |
| 2028 | ~$8,095,436 | ~$8,095,436 | ~0.0000% | ~$0 | +89.8% |
| 2029 | ~$10,023,283 | ~$10,023,283 | ~0.0000% | ~$0 | +135.0% |
| 2030 | ~$12,410,228 | ~$12,410,228 | ~0.0000% | ~$0 | +191.0% |
In 2025, this property's market value of $4,265,117 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,265,117 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,158,002 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,533,918 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,359,605 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | — | $517,750 | $1,142,600 | $2,780,453 | — | base yr |