1601 W KOENIG LN TX 78756
| Owner | MAHMOUDI SHAHRAM |
|---|---|
| Parcel ID | 0230050803 |
| Short ID | 231328 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,856 SF |
| Land SF | 13,542 SF |
| Acres | 0.311 |
| Year Built | 1953 |
| Legal | LOT 9 BREEZY HOLLOW 5 SEC 2 |
| Neighborhood | 59KOE |
| Land | $1,151,070 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,151,070 |
| Improvement | $146,930 |
|---|---|
| Total Improvement | $146,930 |
| Market | $1,298,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,298,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,298,000 |
| Taxable Value | $1,298,000 |
|---|
Appreciation: Market value has risen +66.8% from $778,326 (2021) to $1,298,000 (2025), a CAGR of 13.6% 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 $26,563. 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 89% of market value ($1,151,070 land vs $146,930 improvements), about $85/SF of land. With value concentrated in the land under a ~73-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 $1,298,000, 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 +13.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,459,893 by 2030, with an estimated annual tax burden around $39,379. 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 | 4,800 SF | ✗ |
| 1ST | 1st Floor | 1,856 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,856 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 624 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 410 SF | ✗ |
| 541 | FENCE COMM LF | 200 SF | ✗ |
| 631C | PORCH CLOS UNFIN COMM | 188 SF | ✓ |
| 327 | STORAGE COMM'L | 91 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% | $12,009.10 | $12,009.10 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,801.74 | $6,801.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,878.47 | $4,878.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,531.94 | $1,531.94 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,342.13 | $1,342.13 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $26,563.38 | $26,563.38 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,356,000 | $1,298,000 | +4.5% |
| Assessed Value | $1,356,000 | $1,298,000 | +4.5% |
| Land Value | $1,151,070 | $1,151,070 | +0.0% |
| Improvement Value | $204,930 | $146,930 | +39.5% |
| Taxable Value | $1,356,000 | $1,298,000 | +4.5% |
| Total Tax 2026 = estimate |
~$27,750
Estimated
|
~$26,563
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,791,741 | $1,356,000 | -435,741 (-24.3%) |
| Taxable Value | $1,557,600 | $1,356,000 | -201,600 (-12.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,356,000 | $1,151,070 | $204,930 | — | $1,356,000 | $1,356,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,298,000 | $1,151,070 | $146,930 | — | $1,298,000 | $1,298,000 | ~$26,563 | Partial |
| 2024 | $1,342,018 | — | — | −$190,948 | $1,151,070 | $— | $25,266 | Verified |
| 2023 | $960,000 | — | — | — | $1,151,070 ! | $— | $24,280 | Verified |
| 2022 | $815,225 | — | — | — | $960,000 ! | $— | $18,959 | Verified |
| 2021 | $778,326 | — | — | −$168,936 | $609,390 | $— | $17,745 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +38.0% | +20.0% | 86.9% | Not available | Partial |
| 2025 | +1.8% | +1.8% | ~100% | Not available | Partial |
| 2024 | -5.0% | -5.0% | ~100% | 1.9800% | Verified |
| 2023 | +39.8% | +39.8% | ~100% | 1.8100% | Verified |
| 2022 | +17.8% | +17.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +59.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.5% | +12.7% | +12.7% | +39.8% | 2024 | -3.3% | 2025 |
| Assessment Ratio | 100.0% | 100.3% | — | 119.9% | 2023 | 78.3% | 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 |
$26,563 | $22,563 | ~$33,868 | $26,563 | 2025 | $17,745 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,475,037 | ~$1,427,800 | ~2.0139% | ~$28,755 | +13.6% |
| 2027 | ~$1,676,221 | ~$1,570,580 | ~1.9814% | ~$31,119 | +29.1% |
| 2028 | ~$1,904,845 | ~$1,727,638 | ~1.9488% | ~$33,669 | +46.8% |
| 2029 | ~$2,164,651 | ~$1,900,402 | ~1.9163% | ~$36,417 | +66.8% |
| 2030 | ~$2,459,893 | ~$2,090,442 | ~1.8837% | ~$39,379 | +89.5% |
| 2026 | ~$1,449,077 | ~$1,427,800 | ~2.0465% | ~$29,220 | +11.6% |
| 2027 | ~$1,617,739 | ~$1,570,580 | ~2.0465% | ~$32,142 | +24.6% |
| 2028 | ~$1,806,031 | ~$1,727,638 | ~2.0465% | ~$35,356 | +39.1% |
| 2029 | ~$2,016,239 | ~$1,900,402 | ~2.0465% | ~$38,891 | +55.3% |
| 2030 | ~$2,250,914 | ~$2,090,442 | ~2.0465% | ~$42,781 | +73.4% |
| 2026 | ~$1,500,997 | ~$1,427,800 | ~1.9977% | ~$28,523 | +15.6% |
| 2027 | ~$1,735,742 | ~$1,570,580 | ~1.9488% | ~$30,608 | +33.7% |
| 2028 | ~$2,007,198 | ~$1,727,638 | ~1.9000% | ~$32,825 | +54.6% |
| 2029 | ~$2,321,109 | ~$1,900,402 | ~1.8512% | ~$35,180 | +78.8% |
| 2030 | ~$2,684,112 | ~$2,090,442 | ~1.8024% | ~$37,678 | +106.8% |
In 2025, this property's market value of $1,298,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -8% 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 | $1,298,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,342,018 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $960,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $815,225 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $778,326 | $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.