1308 E 51 ST TX 78723
| Owner | CARAPETYAN PAUL |
|---|---|
| Parcel ID | 0220140219 |
| Short ID | 216551 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,964 SF |
| Land SF | 12,600 SF |
| Acres | 0.289 |
| Year Built | 1984 |
| Legal | E 63.5X200FT OF RIDGETOP GARDENS RESUB OF LOTS 6,7 & W1/2 OF LOT 8 |
| Neighborhood | 59EAS |
| Land | $1,008,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,008,000 |
| Improvement | $113,654 |
|---|---|
| Total Improvement | $113,654 |
| Market | $1,121,654 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,121,654 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,121,654 |
| Taxable Value | $1,121,654 |
|---|
Appreciation: Market value has risen +64.1% from $683,520 (2021) to $1,121,654 (2025), a CAGR of 13.2% 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 $22,954. 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 90% of market value ($1,008,000 land vs $113,654 improvements), about $80/SF of land. With value concentrated in the land under a ~42-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 $1,121,654, 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 +13.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,083,260 by 2030, with an estimated annual tax burden around $34,029. 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 | 1,964 SF | ✓ |
| 612C | TERRACE UNCOVERD COMM | 100 SF | ✗ |
| 251 | BATHROOM | 1 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% | $10,377.54 | $10,377.54 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,877.66 | $5,877.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,215.68 | $4,215.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,323.81 | $1,323.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,159.79 | $1,159.79 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $22,954.48 | $22,954.48 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,023,732 | $1,121,654 | -8.7% |
| Assessed Value | $1,023,732 | $1,121,654 | -8.7% |
| Land Value | $1,008,000 | $1,008,000 | +0.0% |
| Improvement Value | $15,732 | $113,654 | -86.2% |
| Taxable Value | $1,023,732 | $1,121,654 | -8.7% |
| Total Tax 2026 = estimate |
~$20,951
Estimated
|
~$22,954
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,176,703 | $1,023,732 | -152,971 (-13.0%) |
| Taxable Value | $1,176,703 | $1,023,732 | -152,971 (-13.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,023,732 | $1,008,000 | $15,732 | — | $1,023,732 | $1,023,732 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,121,654 | $1,008,000 | $113,654 | — | $1,121,654 | $1,121,654 | ~$22,954 | Partial |
| 2024 | $1,125,430 | — | — | −$117,430 | $1,008,000 | $— | $22,225 | Verified |
| 2023 | $755,442 | — | — | — | $1,008,000 ! | $— | $20,362 | Verified |
| 2022 | $660,340 | — | — | −$30,340 | $630,000 | $— | $14,919 | Verified |
| 2021 | $683,520 | — | — | −$116,520 | $567,000 | $— | $14,373 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.9% | +4.9% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -0.4% | -0.4% | ~100% | 1.9800% | Verified |
| 2023 | +49.0% | +49.0% | ~100% | 1.8100% | Verified |
| 2022 | +14.4% | +14.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +69.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.7% | +10.2% | +15.3% | +49.0% | 2024 | -8.7% | 2026 |
| Assessment Ratio | 100.0% | 100.2% | — | 133.4% | 2023 | 83.0% | 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 |
$22,954 | $18,967 | ~$29,267 | $22,954 | 2025 | $14,373 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,269,509 | ~$1,233,819 | ~2.0139% | ~$24,848 | +13.2% |
| 2027 | ~$1,436,854 | ~$1,357,201 | ~1.9814% | ~$26,891 | +28.1% |
| 2028 | ~$1,626,259 | ~$1,492,921 | ~1.9488% | ~$29,095 | +45.0% |
| 2029 | ~$1,840,630 | ~$1,642,214 | ~1.9163% | ~$31,470 | +64.1% |
| 2030 | ~$2,083,260 | ~$1,806,435 | ~1.8837% | ~$34,029 | +85.7% |
| 2026 | ~$1,247,076 | ~$1,233,819 | ~2.0465% | ~$25,250 | +11.2% |
| 2027 | ~$1,386,523 | ~$1,357,201 | ~2.0465% | ~$27,775 | +23.6% |
| 2028 | ~$1,541,562 | ~$1,492,921 | ~2.0465% | ~$30,552 | +37.4% |
| 2029 | ~$1,713,938 | ~$1,642,214 | ~2.0465% | ~$33,608 | +52.8% |
| 2030 | ~$1,905,588 | ~$1,806,435 | ~2.0465% | ~$36,968 | +69.9% |
| 2026 | ~$1,291,942 | ~$1,233,819 | ~1.9977% | ~$24,648 | +15.2% |
| 2027 | ~$1,488,083 | ~$1,357,201 | ~1.9488% | ~$26,450 | +32.7% |
| 2028 | ~$1,714,002 | ~$1,492,921 | ~1.9000% | ~$28,366 | +52.8% |
| 2029 | ~$1,974,220 | ~$1,642,214 | ~1.8512% | ~$30,401 | +76.0% |
| 2030 | ~$2,273,944 | ~$1,806,435 | ~1.8024% | ~$32,559 | +102.7% |
In 2025, this property's market value of $1,121,654 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -21% 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 | $1,121,654 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,125,430 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $755,442 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $660,340 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $683,520 | $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.