2304 S CONGRESS AVE TX 78704
| Owner | CABOT-CHASE LTD |
|---|---|
| Parcel ID | 0303000807 |
| Short ID | 284485 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,046 SF |
| Land SF | 8,075 SF |
| Acres | 0.185 |
| Year Built | 1955 |
| Legal | 85 X 95 FT AV OF LOT 7-8 BLK 1 LA PRELLE PLACE |
| Neighborhood | 32CEN |
| Land | $1,211,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,211,250 |
| Improvement | $39,757 |
|---|---|
| Total Improvement | $39,757 |
| Market | $1,251,007 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,251,007 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,251,007 |
| Taxable Value | $1,251,007 |
|---|
Appreciation: Market value has risen +22.2% from $1,023,924 (2021) to $1,251,007 (2025), a CAGR of 5.1% over 4 years. This represents moderate, steady growth. 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 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 $25,602. 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 97% of market value ($1,211,250 land vs $39,757 improvements), about $150/SF of land. With value concentrated in the land under a ~71-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 $1,251,007, 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 +5.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,606,940 by 2030, with an estimated annual tax burden around $30,271. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 4,000 SF | ✗ |
| 1ST | 1st Floor | 2,046 SF | ✓ |
| 501 | CANOPY | 340 SF | ✗ |
| 611 | TERRACE | 288 SF | ✗ |
| 521 | FIREPLACE | 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% | $11,574.32 | $11,574.32 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,555.49 | $6,555.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,701.85 | $4,701.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,476.48 | $1,476.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,293.54 | $1,293.54 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $25,601.68 | $25,601.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,253,951 | $1,251,007 | +0.2% |
| Assessed Value | $1,253,951 | $1,251,007 | +0.2% |
| Land Value | $1,211,250 | $1,211,250 | +0.0% |
| Improvement Value | $42,701 | $39,757 | +7.4% |
| Taxable Value | $1,253,951 | $1,251,007 | +0.2% |
| Total Tax 2026 = estimate |
~$25,662
Estimated
|
~$25,602
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,253,951 | $1,253,951 | +0 (+0.0%) |
| Taxable Value | $1,253,951 | $1,253,951 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,253,951 | $1,211,250 | $42,701 | — | $1,253,951 | $1,253,951 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,251,007 | $1,211,250 | $39,757 | — | $1,251,007 | $1,251,007 | ~$25,602 | Partial |
| 2024 | $1,175,000 | — | — | — | $1,211,250 ! | $— | $24,799 | Verified |
| 2023 | $907,675 | — | — | — | $1,175,000 ! | $— | $19,120 | Verified |
| 2022 | $907,677 | — | — | −$59,802 | $847,875 | $— | $17,926 | Verified |
| 2021 | $1,023,924 | — | — | −$176,049 | $847,875 | $— | $19,757 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2024 | +6.5% | +6.5% | ~100% | 1.9800% | Verified |
| 2023 | +23.8% | +23.8% | ~100% | 1.6300% | Verified |
| 2022 | +4.5% | +4.5% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +37.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +5.0% | +5.1% | +29.5% | 2024 | -11.4% | 2022 |
| Assessment Ratio | 100.0% | 101.5% | — | 129.5% | 2023 | 82.8% | 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 |
$25,602 | $21,441 | ~$28,356 | $25,602 | 2025 | $17,926 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,315,248 | ~$1,315,248 | ~2.0139% | ~$26,488 | +5.1% |
| 2027 | ~$1,382,788 | ~$1,382,788 | ~1.9814% | ~$27,398 | +10.5% |
| 2028 | ~$1,453,797 | ~$1,453,797 | ~1.9488% | ~$28,332 | +16.2% |
| 2029 | ~$1,528,452 | ~$1,528,452 | ~1.9163% | ~$29,290 | +22.2% |
| 2030 | ~$1,606,940 | ~$1,606,940 | ~1.8837% | ~$30,271 | +28.5% |
| 2026 | ~$1,290,228 | ~$1,290,228 | ~2.0465% | ~$26,404 | +3.1% |
| 2027 | ~$1,330,679 | ~$1,330,679 | ~2.0465% | ~$27,232 | +6.4% |
| 2028 | ~$1,372,398 | ~$1,372,398 | ~2.0465% | ~$28,086 | +9.7% |
| 2029 | ~$1,415,425 | ~$1,415,425 | ~2.0465% | ~$28,966 | +13.1% |
| 2030 | ~$1,459,801 | ~$1,459,801 | ~2.0465% | ~$29,875 | +16.7% |
| 2026 | ~$1,340,268 | ~$1,340,268 | ~1.9977% | ~$26,774 | +7.1% |
| 2027 | ~$1,435,899 | ~$1,435,899 | ~1.9488% | ~$27,983 | +14.8% |
| 2028 | ~$1,538,353 | ~$1,538,353 | ~1.9000% | ~$29,229 | +23.0% |
| 2029 | ~$1,648,117 | ~$1,648,117 | ~1.8512% | ~$30,510 | +31.7% |
| 2030 | ~$1,765,712 | ~$1,765,712 | ~1.8024% | ~$31,825 | +41.1% |
In 2025, this property's market value of $1,251,007 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -12% 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 | $1,251,007 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,175,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $907,675 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $907,677 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,023,924 | $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.