820 BLACKSON AVE TX 78752
| Owner | JMDH REAL ESTATE OF AUSTIN LLC |
|---|---|
| Parcel ID | 0230160137 |
| Short ID | 771911 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 59,121 SF |
| Land SF | 217,800 SF |
| Acres | 5.000 |
| Year Built | 2009 |
| Legal | LOT 1A MALIBU HEIGHTS SUBD RSB LT A BLACKSON AVE ADDN |
| Neighborhood | 46NEA |
| Land | $1,851,300 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,851,300 |
| Improvement | $6,523,277 |
|---|---|
| Total Improvement | $6,523,277 |
| Market | $8,374,577 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,374,577 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,374,577 |
| Taxable Value | $8,374,577 |
|---|
Appreciation: Market value has fallen -17.6% from $10,168,000 (2021) to $8,374,577 (2025), a CAGR of -4.7% 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 $171,384. 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 22% of market value ($1,851,300 land vs $6,523,277 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~17 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,374,577, this parcel sits in the top quartile (≥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 -4.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,570,858 by 2030, with an estimated annual tax burden around $123,778. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 112,200 SF | ✗ |
| 1ST | 1st Floor | 59,121 SF | ✓ |
| 501 | CANOPY | 2,660 SF | ✗ |
| 611 | TERRACE | 2,660 SF | ✗ |
| 482 | LIGHT POLES | 6 SF | ✓ |
| 413 | STAIRWAY EXT | 5 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% | $77,481.59 | $77,481.59 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $43,884.21 | $43,884.21 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $31,475.43 | $31,475.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,883.93 | $9,883.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,659.31 | $8,659.31 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $171,384.47 | $171,384.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,228,044 | $8,374,577 | -1.7% |
| Assessed Value | $8,228,044 | $8,374,577 | -1.7% |
| Land Value | $1,851,300 | $1,851,300 | +0.0% |
| Improvement Value | $6,376,744 | $6,523,277 | -2.2% |
| Taxable Value | $8,228,044 | $8,374,577 | -1.7% |
| Total Tax 2026 = estimate |
~$168,386
Estimated
|
~$171,384
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,228,044 | $8,228,044 | +0 (+0.0%) |
| Taxable Value | $8,228,044 | $8,228,044 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,228,044 | $1,851,300 | $6,376,744 | — | $8,228,044 | $8,228,044 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,374,577 | $1,851,300 | $6,523,277 | — | $8,374,577 | $8,374,577 | ~$171,384 | Partial |
| 2024 | $7,575,110 | — | — | −$5,723,810 | $1,851,300 | $— | $161,329 | Verified |
| 2023 | $8,841,472 | — | — | −$6,990,172 | $1,851,300 | $— | $137,052 | Verified |
| 2022 | $8,144,277 | — | — | −$6,292,977 | $1,851,300 | $— | $174,612 | Verified |
| 2021 | $10,168,000 | — | — | −$8,316,700 | $1,851,300 | $— | $177,275 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.7% | -1.7% | ~100% | Not available | Partial |
| 2025 | +2.9% | +2.9% | ~100% | Not available | Partial |
| 2024 | +7.5% | +7.5% | ~100% | 1.9800% | Verified |
| 2023 | -14.3% | -14.3% | ~100% | 1.8100% | Verified |
| 2022 | +8.6% | +8.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.7% | -3.3% | -4.4% | +10.6% | 2025 | -19.9% | 2022 |
| Assessment Ratio | 100.0% | 47.7% | — | 100.0% | 2025 | 18.2% | 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 |
$171,384 | $164,331 | ~$141,664 | $177,275 | 2021 | $137,052 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,978,013 | ~$7,978,013 | ~2.0139% | ~$160,672 | -4.7% |
| 2027 | ~$7,600,227 | ~$7,600,227 | ~1.9814% | ~$150,590 | -9.2% |
| 2028 | ~$7,240,330 | ~$7,240,330 | ~1.9488% | ~$141,102 | -13.5% |
| 2029 | ~$6,897,476 | ~$6,897,476 | ~1.9163% | ~$132,176 | -17.6% |
| 2030 | ~$6,570,858 | ~$6,570,858 | ~1.8837% | ~$123,778 | -21.5% |
| 2026 | ~$7,955,848 | ~$7,955,848 | ~2.0465% | ~$162,815 | -5.0% |
| 2027 | ~$7,558,056 | ~$7,558,056 | ~2.0465% | ~$154,674 | -9.7% |
| 2028 | ~$7,180,153 | ~$7,180,153 | ~2.0465% | ~$146,941 | -14.3% |
| 2029 | ~$6,821,145 | ~$6,821,145 | ~2.0465% | ~$139,594 | -18.5% |
| 2030 | ~$6,480,088 | ~$6,480,088 | ~2.0465% | ~$132,614 | -22.6% |
| 2026 | ~$8,145,504 | ~$8,145,504 | ~1.9977% | ~$162,720 | -2.7% |
| 2027 | ~$7,922,697 | ~$7,922,697 | ~1.9488% | ~$154,401 | -5.4% |
| 2028 | ~$7,705,985 | ~$7,705,985 | ~1.9000% | ~$146,415 | -8.0% |
| 2029 | ~$7,495,200 | ~$7,495,200 | ~1.8512% | ~$138,751 | -10.5% |
| 2030 | ~$7,290,181 | ~$7,290,181 | ~1.8024% | ~$131,396 | -12.9% |
In 2025, this property's market value of $8,374,577 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $8,374,577 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,575,110 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $8,841,472 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $8,144,277 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $10,168,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | 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.