903 E 49 ST TX 78751
| Owner | JOHNSON M E GENE DESCENDANT TRUST THE |
|---|---|
| Parcel ID | 0220110601 |
| Short ID | 216459 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,390 SF |
| Land SF | 17,660 SF |
| Acres | 0.405 |
| Year Built | 1978 |
| Legal | LOT 41 LESS SW TRI LOT 42&43 NE TRI OF LOT 44 LESS SW TRI LOT 45 HARMON TERRACE |
| Neighborhood | 32CEN |
| Land | $1,236,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,236,200 |
| Improvement | $58,996 |
|---|---|
| Total Improvement | $58,996 |
| Market | $1,295,196 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,295,196 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,295,196 |
| Taxable Value | $1,295,196 |
|---|
Appreciation: Market value has risen +8.3% from $1,196,076 (2021) to $1,295,196 (2025), a CAGR of 2.0% 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 $26,506. 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 95% of market value ($1,236,200 land vs $58,996 improvements), about $70/SF of land. With value concentrated in the land under a ~48-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 $1,295,196, 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 +2.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,430,726 by 2030, with an estimated annual tax burden around $26,951. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 11,589 SF | ✗ |
| 1ST | 1st Floor | 2,390 SF | ✓ |
| 611 | TERRACE | 942 SF | ✗ |
| 501 | CANOPY | 942 SF | ✗ |
| 541 | FENCE COMM LF | 59 SF | ✗ |
| 437 | FENCE MASON LF | 46 SF | ✗ |
| 435 | FENCE IRON LF | 36 SF | ✗ |
| 482 | LIGHT POLES | 4 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% | $11,983.15 | $11,983.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,787.05 | $6,787.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,867.93 | $4,867.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,528.63 | $1,528.63 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,339.23 | $1,339.23 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $26,505.99 | $26,505.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,298,141 | $1,295,196 | +0.2% |
| Assessed Value | $1,298,141 | $1,295,196 | +0.2% |
| Land Value | $1,236,200 | $1,236,200 | +0.0% |
| Improvement Value | $61,941 | $58,996 | +5.0% |
| Taxable Value | $1,298,141 | $1,295,196 | +0.2% |
| Total Tax 2026 = estimate |
~$26,566
Estimated
|
~$26,506
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,298,141 | $1,298,141 | +0 (+0.0%) |
| Taxable Value | $1,298,141 | $1,298,141 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,298,141 | $1,236,200 | $61,941 | — | $1,298,141 | $1,298,141 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,295,196 | $1,236,200 | $58,996 | — | $1,295,196 | $1,295,196 | ~$26,506 | Partial |
| 2024 | $1,350,286 | — | — | −$114,086 | $1,236,200 | $— | $26,822 | Verified |
| 2023 | $1,045,327 | — | — | — | $1,236,200 ! | $— | $24,430 | Verified |
| 2022 | $1,049,836 | — | — | −$255,136 | $794,700 | $— | $20,644 | Verified |
| 2021 | $1,196,076 | — | — | −$401,376 | $794,700 | $— | $22,852 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -4.3% | -4.3% | ~100% | Not available | Partial |
| 2024 | +0.2% | +0.2% | ~100% | 1.9800% | Verified |
| 2023 | +29.2% | +29.2% | ~100% | 1.8100% | Verified |
| 2022 | -0.4% | -0.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +23.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +2.5% | +2.0% | +29.2% | 2024 | -12.2% | 2022 |
| Assessment Ratio | 100.0% | 92.0% | — | 118.3% | 2023 | 66.4% | 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 |
$26,506 | $24,251 | ~$26,787 | $26,822 | 2024 | $20,644 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,321,234 | ~$1,321,234 | ~2.0139% | ~$26,609 | +2.0% |
| 2027 | ~$1,347,795 | ~$1,347,795 | ~1.9814% | ~$26,705 | +4.1% |
| 2028 | ~$1,374,890 | ~$1,374,890 | ~1.9488% | ~$26,794 | +6.2% |
| 2029 | ~$1,402,530 | ~$1,402,530 | ~1.9163% | ~$26,877 | +8.3% |
| 2030 | ~$1,430,726 | ~$1,430,726 | ~1.8837% | ~$26,951 | +10.5% |
| 2026 | ~$1,295,330 | ~$1,295,330 | ~2.0465% | ~$26,509 | +0.0% |
| 2027 | ~$1,295,464 | ~$1,295,464 | ~2.0465% | ~$26,511 | +0.0% |
| 2028 | ~$1,295,598 | ~$1,295,598 | ~2.0465% | ~$26,514 | +0.0% |
| 2029 | ~$1,295,732 | ~$1,295,732 | ~2.0465% | ~$26,517 | +0.0% |
| 2030 | ~$1,295,866 | ~$1,295,866 | ~2.0465% | ~$26,520 | +0.1% |
| 2026 | ~$1,347,138 | ~$1,347,138 | ~1.9977% | ~$26,911 | +4.0% |
| 2027 | ~$1,401,162 | ~$1,401,162 | ~1.9488% | ~$27,306 | +8.2% |
| 2028 | ~$1,457,354 | ~$1,457,354 | ~1.9000% | ~$27,690 | +12.5% |
| 2029 | ~$1,515,799 | ~$1,515,799 | ~1.8512% | ~$28,060 | +17.0% |
| 2030 | ~$1,576,587 | ~$1,576,587 | ~1.8024% | ~$28,416 | +21.7% |
In 2025, this property's market value of $1,295,196 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -9% 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 | $1,295,196 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,350,286 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,045,327 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,049,836 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,196,076 | $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.