4607 W BRAKER LN TX 78759
| Owner | VENTURE STORES INC |
|---|---|
| Parcel ID | 0256000505 |
| Short ID | 377937 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 5,032 SF |
| Land SF | 35,414 SF |
| Acres | 0.813 |
| Year Built | 1997 |
| Legal | LOT 2 BLK A VENTURE ADDN NO 1 (IMP ONLY) |
| Neighborhood | 32NWE |
| Land | $1,062,420 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,062,420 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,190,989 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,190,989 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,190,989 |
| Taxable Value | $1,190,989 |
|---|
Appreciation: Market value has fallen -58.1% from $2,841,238 (2021) to $1,190,989 (2025), a CAGR of -19.5% 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 $24,373. 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 ($1,062,420 land vs $0 improvements), about $30/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,190,989, 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 -19.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $401,706 by 2030, with an estimated annual tax burden around $7,567. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 25,000 SF | ✗ |
| 1ST | 1st Floor | 5,032 SF | ✓ |
| 501 | CANOPY | 15 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 377937 | UNIVERSITY OF TEXAS | 4611 BRAKER LN | $1,062,420 | $1,062,420 | $1,062,420 |
| 377938 | VENTURE STORES INC | 4607 BRAKER LN 78759 | $487,833 | $154,283 | $154,283 |
Market value changed by 92% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $11,019.03 | $11,019.03 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,240.98 | $6,240.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,476.27 | $4,476.27 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,405.64 | $1,405.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,231.48 | $1,231.48 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,373.40 | $24,373.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,550,253 | $1,190,989 | +30.2% |
| Assessed Value | $1,216,703 | $1,190,989 | +2.2% |
| Land Value | $1,062,420 | $1,062,420 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,216,703 | $1,190,989 | +2.2% |
| HS Cap Loss | -$333,550 | — | |
| Total Tax 2026 = estimate |
~$24,900
Estimated
|
~$24,373
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,550,253 | $1,550,253 | +0 (+0.0%) |
| Taxable Value | $1,216,703 | $1,216,703 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,550,253 | $1,062,420 | — | −$333,550 | $1,216,703 | $1,216,703 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,190,989 | $1,062,420 | — | — | $1,190,989 | $1,190,989 | ~$24,373 | Partial |
| 2024 | $1,642,023 | — | — | −$579,603 | $1,062,420 | $— | $23,603 | Verified |
| 2023 | $1,542,037 | — | — | −$479,617 | $1,062,420 | $— | $48,930 | Verified |
| 2022 | $1,432,307 | — | — | −$369,887 | $1,062,420 | $— | $51,436 | Verified |
| 2021 | $2,841,238 | — | — | −$1,778,818 | $1,062,420 | $— | $54,302 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +279.4% ! | +20.0% | 31.6% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -92.2% ! | -92.2% | ~100% | 1.9800% | Verified |
| 2023 | +6.5% | +6.5% | ~100% | 1.8100% | Verified |
| 2022 | +7.7% | +7.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -91.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +30.2% | -6.5% | -23.3% | +30.2% | 2026 | -49.6% | 2022 |
| Assessment Ratio | 78.5% | 70.6% | — | 100.0% | 2025 | 37.4% | 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 |
$24,373 | $40,529 | ~$12,761 | $54,302 | 2021 | $23,603 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$958,314 | ~$958,314 | ~2.0139% | ~$19,300 | -19.5% |
| 2027 | ~$771,095 | ~$771,095 | ~1.9814% | ~$15,278 | -35.3% |
| 2028 | ~$620,452 | ~$620,452 | ~1.9488% | ~$12,092 | -47.9% |
| 2029 | ~$499,238 | ~$499,238 | ~1.9163% | ~$9,567 | -58.1% |
| 2030 | ~$401,706 | ~$401,706 | ~1.8837% | ~$7,567 | -66.3% |
| 2026 | ~$1,131,440 | ~$1,131,440 | ~2.0465% | ~$23,155 | -5.0% |
| 2027 | ~$1,074,868 | ~$1,074,868 | ~2.0465% | ~$21,997 | -9.7% |
| 2028 | ~$1,021,124 | ~$1,021,124 | ~2.0465% | ~$20,897 | -14.3% |
| 2029 | ~$970,068 | ~$970,068 | ~2.0465% | ~$19,852 | -18.5% |
| 2030 | ~$921,565 | ~$921,565 | ~2.0465% | ~$18,860 | -22.6% |
| 2026 | ~$982,134 | ~$982,134 | ~1.9977% | ~$19,620 | -17.5% |
| 2027 | ~$809,904 | ~$809,904 | ~1.9488% | ~$15,784 | -32.0% |
| 2028 | ~$667,877 | ~$667,877 | ~1.9000% | ~$12,690 | -43.9% |
| 2029 | ~$550,756 | ~$550,756 | ~1.8512% | ~$10,196 | -53.8% |
| 2030 | ~$454,174 | ~$454,174 | ~1.8024% | ~$8,186 | -61.9% |
In 2025, this property's market value of $1,190,989 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -16% 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 | $1,190,989 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,642,023 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,542,037 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,432,307 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,841,238 | $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.