900 VARGAS RD TX 78741
| Owner | JAYO2 LP |
|---|---|
| Parcel ID | 0306180401 |
| Short ID | 286983 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 5,550 SF |
| Land SF | 11,681 SF |
| Acres | 0.268 |
| Year Built | 1952 |
| Legal | LOT 1 BLK 4 CHERNOSKY NO 15 |
| Neighborhood | 30CEN |
| Land | $175,213 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $175,213 |
| Improvement | $524,787 |
|---|---|
| Total Improvement | $524,787 |
| Market | $700,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $700,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $700,000 |
| Taxable Value | $700,000 |
|---|
Appreciation: Market value has fallen -4.9% from $736,400 (2021) to $700,000 (2025), a CAGR of -1.3% 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 $14,325. 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 25% of market value ($175,213 land vs $524,787 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~74 yrs), and rent roll drive the underwriting.
Submarket Position: At $700,000, 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 -1.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $657,020 by 2030, with an estimated annual tax burden around $12,377. 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 | 5,550 SF | ✓ |
| 551 | PAVED AREA | 2,800 SF | ✗ |
| 501 | CANOPY | 814 SF | ✗ |
| 273 | COLDSTG VAULT SM | 304 SF | ✓ |
| SO | Sketch Only | 304 SF | ✗ |
| 581C | STORAGE ATT COMM | 144 SF | ✓ |
| 091 | HVAC COMMRCL TON | 4 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% | $6,476.40 | $6,476.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,668.12 | $3,668.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,630.92 | $2,630.92 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $826.16 | $826.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $723.80 | $723.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,325.40 | $14,325.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $738,552 | $700,000 | +5.5% |
| Assessed Value | $738,552 | $700,000 | +5.5% |
| Land Value | $175,213 | $175,213 | +0.0% |
| Improvement Value | $563,339 | $524,787 | +7.3% |
| Taxable Value | $738,552 | $700,000 | +5.5% |
| Total Tax 2026 = estimate |
~$15,114
Estimated
|
~$14,325
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $738,552 | $738,552 | +0 (+0.0%) |
| Taxable Value | $738,552 | $738,552 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $738,552 | $175,213 | $563,339 | — | $738,552 | $738,552 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $700,000 | $175,213 | $524,787 | — | $700,000 | $700,000 | ~$14,325 | Partial |
| 2024 | $655,000 | — | — | −$479,787 | $175,213 | $— | $13,749 | Verified |
| 2023 | $653,741 | — | — | −$478,528 | $175,213 | $— | $11,851 | Verified |
| 2022 | $638,343 | — | — | −$463,130 | $175,213 | $— | $12,911 | Verified |
| 2021 | $736,400 | — | — | −$561,187 | $175,213 | $— | $13,895 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.5% | +5.5% | ~100% | Not available | Partial |
| 2025 | -5.0% | -5.0% | ~100% | Not available | Partial |
| 2024 | +7.8% | +7.8% | ~100% | 1.8700% | Verified |
| 2023 | +4.6% | +4.6% | ~100% | 1.7300% | Verified |
| 2022 | +2.4% | +2.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +5.5% | +0.3% | -2.3% | +6.9% | 2025 | -13.3% | 2022 |
| Assessment Ratio | 100.0% | 50.8% | — | 100.0% | 2025 | 23.8% | 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 |
$14,325 | $13,346 | ~$13,141 | $14,325 | 2025 | $11,851 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$691,185 | ~$691,185 | ~2.0139% | ~$13,920 | -1.3% |
| 2027 | ~$682,480 | ~$682,480 | ~1.9814% | ~$13,523 | -2.5% |
| 2028 | ~$673,886 | ~$673,886 | ~1.9488% | ~$13,133 | -3.7% |
| 2029 | ~$665,399 | ~$665,399 | ~1.9163% | ~$12,751 | -4.9% |
| 2030 | ~$657,020 | ~$657,020 | ~1.8837% | ~$12,377 | -6.1% |
| 2026 | ~$677,185 | ~$677,185 | ~2.0465% | ~$13,858 | -3.3% |
| 2027 | ~$655,113 | ~$655,113 | ~2.0465% | ~$13,407 | -6.4% |
| 2028 | ~$633,761 | ~$633,761 | ~2.0465% | ~$12,970 | -9.5% |
| 2029 | ~$613,104 | ~$613,104 | ~2.0465% | ~$12,547 | -12.4% |
| 2030 | ~$593,121 | ~$593,121 | ~2.0465% | ~$12,138 | -15.3% |
| 2026 | ~$705,185 | ~$705,185 | ~1.9977% | ~$14,087 | +0.7% |
| 2027 | ~$710,408 | ~$710,408 | ~1.9488% | ~$13,845 | +1.5% |
| 2028 | ~$715,670 | ~$715,670 | ~1.9000% | ~$13,598 | +2.2% |
| 2029 | ~$720,970 | ~$720,970 | ~1.8512% | ~$13,347 | +3.0% |
| 2030 | ~$726,310 | ~$726,310 | ~1.8024% | ~$13,091 | +3.8% |
In 2025, this property's market value of $700,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -51% 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 | $700,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $655,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $653,741 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $638,343 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $736,400 | $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.