104 E 31 ST TX 78705
| Owner | IMARAT INC |
|---|---|
| Parcel ID | 0216040706 |
| Short ID | 210227 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,504 SF |
| Land SF | 8,363 SF |
| Acres | 0.192 |
| Year Built | 1937 |
| Legal | E67.98 FT OF LOT 1-2 BLK 15 DIV D GROOMS ADDN |
| Neighborhood | 30CEN |
| Land | $836,300 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $836,300 |
| Improvement | $62,446 |
|---|---|
| Total Improvement | $62,446 |
| Market | $898,746 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $898,746 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $898,746 |
| Taxable Value | $898,746 |
|---|
Appreciation: Market value has risen +4.5% from $860,039 (2021) to $898,746 (2025), a CAGR of 1.1% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $18,393. 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 93% of market value ($836,300 land vs $62,446 improvements), about $100/SF of land. With value concentrated in the land under a ~89-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 $898,746, 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 +1.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $949,589 by 2030, with an estimated annual tax burden around $17,888. 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 | 4,504 SF | ✓ |
| 551 | PAVED AREA | 4,000 SF | ✗ |
| 501 | CANOPY | 492 SF | ✗ |
| 273 | COLDSTG VAULT SM | 256 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% | $8,315.20 | $8,315.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,709.58 | $4,709.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,377.89 | $3,377.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,060.73 | $1,060.73 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $929.30 | $929.30 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $18,392.70 | $18,392.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $898,746 | $898,746 | +0.0% |
| Assessed Value | $898,746 | $898,746 | +0.0% |
| Land Value | $836,300 | $836,300 | +0.0% |
| Improvement Value | $62,446 | $62,446 | +0.0% |
| Taxable Value | $898,746 | $898,746 | +0.0% |
| Total Tax 2026 = estimate |
~$18,393
Estimated
|
~$18,393
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $898,746 | $898,746 | +0 (+0.0%) |
| Taxable Value | $898,746 | $898,746 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $898,746 | $836,300 | $62,446 | — | $898,746 | $898,746 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $898,746 | $836,300 | $62,446 | — | $898,746 | $898,746 | ~$18,393 | Partial |
| 2024 | $966,396 | — | — | −$130,096 | $836,300 | $— | $19,061 | Verified |
| 2023 | $762,130 | — | — | — | $836,300 ! | $— | $17,484 | Verified |
| 2022 | $762,130 | — | — | −$93,090 | $669,040 | $— | $15,051 | Verified |
| 2021 | $860,039 | — | — | −$190,999 | $669,040 | $— | $16,589 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -6.6% | -6.6% | ~100% | Not available | Partial |
| 2024 | -0.5% | -0.5% | ~100% | 1.9800% | Verified |
| 2023 | +17.0% | +17.0% | ~100% | 1.8100% | Verified |
| 2022 | +8.4% | +8.4% | ~100% | 1.8200% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +17.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +1.7% | +1.1% | +26.8% | 2024 | -11.4% | 2022 |
| Assessment Ratio | 100.0% | 93.6% | — | 109.7% | 2023 | 77.8% | 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 |
$18,393 | $17,316 | ~$18,099 | $19,061 | 2024 | $15,051 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$908,692 | ~$908,692 | ~2.0139% | ~$18,300 | +1.1% |
| 2027 | ~$918,748 | ~$918,748 | ~1.9814% | ~$18,204 | +2.2% |
| 2028 | ~$928,915 | ~$928,915 | ~1.9488% | ~$18,103 | +3.4% |
| 2029 | ~$939,195 | ~$939,195 | ~1.9163% | ~$17,998 | +4.5% |
| 2030 | ~$949,589 | ~$949,589 | ~1.8837% | ~$17,888 | +5.7% |
| 2026 | ~$890,717 | ~$890,717 | ~2.0465% | ~$18,228 | -0.9% |
| 2027 | ~$882,760 | ~$882,760 | ~2.0465% | ~$18,066 | -1.8% |
| 2028 | ~$874,874 | ~$874,874 | ~2.0465% | ~$17,904 | -2.7% |
| 2029 | ~$867,058 | ~$867,058 | ~2.0465% | ~$17,744 | -3.5% |
| 2030 | ~$859,312 | ~$859,312 | ~2.0465% | ~$17,586 | -4.4% |
| 2026 | ~$926,667 | ~$926,667 | ~1.9977% | ~$18,512 | +3.1% |
| 2027 | ~$955,455 | ~$955,455 | ~1.9488% | ~$18,620 | +6.3% |
| 2028 | ~$985,138 | ~$985,138 | ~1.9000% | ~$18,718 | +9.6% |
| 2029 | ~$1,015,742 | ~$1,015,742 | ~1.8512% | ~$18,803 | +13.0% |
| 2030 | ~$1,047,298 | ~$1,047,298 | ~1.8024% | ~$18,876 | +16.5% |
In 2025, this property's market value of $898,746 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -37% 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 | $898,746 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $966,396 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $762,130 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $762,130 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $860,039 | $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.