1403 W 47 ST TX 78756
| Owner | MA SHARON Y S |
|---|---|
| Parcel ID | 0225020602 |
| Short ID | 224508 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,486 SF |
| Land SF | 12,000 SF |
| Acres | 0.275 |
| Year Built | 1940 |
| Legal | LOT 9&10 BLK 25 ROSEDALE G |
| Neighborhood | 30CEN |
| Land | $1,320,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,320,000 |
| Improvement | $280,000 |
|---|---|
| Total Improvement | $280,000 |
| Market | $1,600,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,600,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,600,000 |
| Taxable Value | $1,600,000 |
|---|
Appreciation: Market value has fallen -4.4% from $1,673,385 (2021) to $1,600,000 (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 (2021→2022), 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 $32,744. 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 82% of market value ($1,320,000 land vs $280,000 improvements), about $110/SF of land. With value concentrated in the land under a ~86-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 $1,600,000, this parcel sits in the upper-middle (50th–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 -1.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,512,778 by 2030, with an estimated annual tax burden around $28,497. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,486 SF | ✓ |
| 551 | PAVED AREA | 3,800 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 1,246 SF | ✗ |
| 501 | CANOPY | 280 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 172 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 110 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% | $14,803.20 | $14,803.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,384.27 | $8,384.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,013.52 | $6,013.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,888.37 | $1,888.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,654.40 | $1,654.40 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $32,743.76 | $32,743.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,642,007 | $1,600,000 | +2.6% |
| Assessed Value | $1,642,007 | $1,600,000 | +2.6% |
| Land Value | $1,320,000 | $1,320,000 | +0.0% |
| Improvement Value | $322,007 | $280,000 | +15.0% |
| Taxable Value | $1,642,007 | $1,600,000 | +2.6% |
| Total Tax 2026 = estimate |
~$33,603
Estimated
|
~$32,744
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,642,007 | $1,642,007 | +0 (+0.0%) |
| Taxable Value | $1,642,007 | $1,642,007 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,642,007 | $1,320,000 | $322,007 | — | $1,642,007 | $1,642,007 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,600,000 | $1,320,000 | $280,000 | — | $1,600,000 | $1,600,000 | ~$32,744 | Partial |
| 2024 | $1,604,192 | — | — | −$284,192 | $1,320,000 | $— | $32,716 | Verified |
| 2023 | $1,535,954 | — | — | −$215,954 | $1,320,000 | $— | $29,024 | Verified |
| 2022 | $1,481,230 | — | — | −$161,230 | $1,320,000 | $— | $30,334 | Verified |
| 2021 | $1,673,385 | — | — | −$533,385 | $1,140,000 | $— | $32,242 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.6% | +2.6% | ~100% | Not available | Partial |
| 2025 | -3.1% | -3.1% | ~100% | Not available | Partial |
| 2024 | +2.9% | +2.9% | ~100% | 1.9800% | Verified |
| 2023 | +4.4% | +4.4% | ~100% | 1.8100% | Verified |
| 2022 | +3.7% | +3.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.6% | -0.2% | -1.6% | +4.4% | 2024 | -11.5% | 2022 |
| Assessment Ratio | 100.0% | 87.6% | — | 100.0% | 2025 | 68.1% | 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 |
$32,744 | $31,412 | ~$30,165 | $32,744 | 2025 | $29,024 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,582,162 | ~$1,582,162 | ~2.0139% | ~$31,864 | -1.1% |
| 2027 | ~$1,564,523 | ~$1,564,523 | ~1.9814% | ~$30,999 | -2.2% |
| 2028 | ~$1,547,081 | ~$1,547,081 | ~1.9488% | ~$30,150 | -3.3% |
| 2029 | ~$1,529,833 | ~$1,529,833 | ~1.9163% | ~$29,316 | -4.4% |
| 2030 | ~$1,512,778 | ~$1,512,778 | ~1.8837% | ~$28,497 | -5.5% |
| 2026 | ~$1,550,162 | ~$1,550,162 | ~2.0465% | ~$31,724 | -3.1% |
| 2027 | ~$1,501,877 | ~$1,501,877 | ~2.0465% | ~$30,736 | -6.1% |
| 2028 | ~$1,455,095 | ~$1,455,095 | ~2.0465% | ~$29,778 | -9.1% |
| 2029 | ~$1,409,771 | ~$1,409,771 | ~2.0465% | ~$28,851 | -11.9% |
| 2030 | ~$1,365,859 | ~$1,365,859 | ~2.0465% | ~$27,952 | -14.6% |
| 2026 | ~$1,614,162 | ~$1,614,162 | ~1.9977% | ~$32,246 | +0.9% |
| 2027 | ~$1,628,450 | ~$1,628,450 | ~1.9488% | ~$31,736 | +1.8% |
| 2028 | ~$1,642,864 | ~$1,642,864 | ~1.9000% | ~$31,215 | +2.7% |
| 2029 | ~$1,657,405 | ~$1,657,405 | ~1.8512% | ~$30,682 | +3.6% |
| 2030 | ~$1,672,076 | ~$1,672,076 | ~1.8024% | ~$30,137 | +4.5% |
In 2025, this property's market value of $1,600,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +13% 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 | $1,600,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,604,192 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,535,954 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,481,230 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,673,385 | $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.