2617 S INTERSTATE HY 35 TX 78741
| Owner | JDM GUERRERO LLC |
|---|---|
| Parcel ID | 0307020311 |
| Short ID | 287461 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,598 SF |
| Land SF | 18,750 SF |
| Acres | 0.430 |
| Year Built | 1972 |
| Legal | LOT B LEVITT-UNITED SUBD NO 1 |
| Neighborhood | 32CEN |
| Land | $937,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $937,500 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $852,624 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $852,624 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $852,624 |
| Taxable Value | $852,624 |
|---|
Appreciation: Market value has fallen -9.3% from $940,000 (2021) to $852,624 (2025), a CAGR of -2.4% 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 $17,449. 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 110% of market value ($937,500 land vs $0 improvements), about $50/SF of land. With value concentrated in the land under a ~54-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 $852,624, 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 -2.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $754,735 by 2030, with an estimated annual tax burden around $14,217. 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 | 17,600 SF | ✗ |
| 1ST | 1st Floor | 2,598 SF | ✓ |
| 501 | CANOPY | 909 SF | ✗ |
| 581C | STORAGE ATT COMM | 160 SF | ✓ |
| 611 | TERRACE | 159 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% | $7,888.48 | $7,888.48 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,467.89 | $4,467.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,204.54 | $3,204.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,006.29 | $1,006.29 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $881.61 | $881.61 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,448.81 | $17,448.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $852,624 | $852,624 | +0.0% |
| Assessed Value | $852,624 | $852,624 | +0.0% |
| Land Value | $937,500 | $937,500 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $852,624 | $852,624 | +0.0% |
| Total Tax 2026 = estimate |
~$17,449
Estimated
|
~$17,449
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,003,509 | $852,624 | -150,885 (-15.0%) |
| Taxable Value | $1,003,509 | $852,624 | -150,885 (-15.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $852,624 | $937,500 | — | — | $852,624 | $852,624 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $852,624 | $937,500 | — | — | $852,624 | $852,624 | ~$17,449 | Partial |
| 2024 | $842,731 | — | — | — | $852,624 ! | $— | $16,897 | Verified |
| 2023 | $796,065 | — | — | −$421,065 | $375,000 | $— | $15,247 | Verified |
| 2022 | $796,065 | — | — | −$421,065 | $375,000 | $— | $15,722 | Verified |
| 2021 | $940,000 | — | — | −$565,000 | $375,000 | $— | $17,328 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.7% | +17.7% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -9.0% | -9.0% | ~100% | 1.9800% | Verified |
| 2023 | +5.0% | +5.0% | ~100% | 1.6300% | Verified |
| 2022 | -0.4% | -0.4% | ~100% | 1.7600% | Verified |
| 2021 | base year | — | ~100% | 1.8400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -4.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -1.6% | -2.4% | +5.9% | 2024 | -15.3% | 2022 |
| Assessment Ratio | 100.0% | 72.5% | — | 101.2% | 2024 | 39.9% | 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 |
$17,449 | $16,529 | ~$15,466 | $17,449 | 2025 | $15,247 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$832,080 | ~$832,080 | ~2.0139% | ~$16,758 | -2.4% |
| 2027 | ~$812,031 | ~$812,031 | ~1.9814% | ~$16,089 | -4.8% |
| 2028 | ~$792,465 | ~$792,465 | ~1.9488% | ~$15,444 | -7.1% |
| 2029 | ~$773,370 | ~$773,370 | ~1.9163% | ~$14,820 | -9.3% |
| 2030 | ~$754,735 | ~$754,735 | ~1.8837% | ~$14,217 | -11.5% |
| 2026 | ~$815,027 | ~$815,027 | ~2.0465% | ~$16,679 | -4.4% |
| 2027 | ~$779,088 | ~$779,088 | ~2.0465% | ~$15,944 | -8.6% |
| 2028 | ~$744,734 | ~$744,734 | ~2.0465% | ~$15,241 | -12.7% |
| 2029 | ~$711,895 | ~$711,895 | ~2.0465% | ~$14,569 | -16.5% |
| 2030 | ~$680,504 | ~$680,504 | ~2.0465% | ~$13,926 | -20.2% |
| 2026 | ~$849,132 | ~$849,132 | ~1.9977% | ~$16,963 | -0.4% |
| 2027 | ~$845,655 | ~$845,655 | ~1.9488% | ~$16,480 | -0.8% |
| 2028 | ~$842,192 | ~$842,192 | ~1.9000% | ~$16,002 | -1.2% |
| 2029 | ~$838,743 | ~$838,743 | ~1.8512% | ~$15,527 | -1.6% |
| 2030 | ~$835,308 | ~$835,308 | ~1.8024% | ~$15,055 | -2.0% |
In 2025, this property's market value of $852,624 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -40% 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 | $852,624 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $842,731 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $796,065 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $796,065 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $940,000 | $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.