2801 S INTERSTATE HY 35 TX
| Owner | 2801 135 INVESTOR LLC |
|---|---|
| Parcel ID | 0309020304 |
| Short ID | 289708 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 42,863 SF |
| Land SF | 128,170 SF |
| Acres | 2.942 |
| Year Built | 1970 |
| Legal | LOT 1,3&4 BLK B SOUTH TOWNE PLAZA AMENDED |
| Neighborhood | 51SCN |
| Land | $6,408,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,408,500 |
| Improvement | $890,966 |
|---|---|
| Total Improvement | $890,966 |
| Market | $7,299,466 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,299,466 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,299,466 |
| Taxable Value | $7,299,466 |
|---|
| Total Due | $167,645.72 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +26.5% from $5,769,454 (2021) to $7,299,466 (2025), a CAGR of 6.1% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2024→2025), 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 outpaced 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 $149,382. 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 88% of market value ($6,408,500 land vs $890,966 improvements), about $50/SF of land. With value concentrated in the land under a ~56-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 $7,299,466, 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 +6.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,794,597 by 2030, with an estimated annual tax burden around $184,505. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $167,645.72 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 47,841 SF | ✗ |
| 1ST | 1st Floor | 42,863 SF | ✓ |
| 501 | CANOPY | 5,204 SF | ✗ |
| 581C | STORAGE ATT COMM | 210 SF | ✓ |
| 021 | PORCH CLOS 1ST F | 28 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +3,388 |
| Travis County | 0.3444% | 0.3758% | +2,292 |
| Austin ISD | 0.9505% | 0.9252% | -1,847 |
| Travis Central Health | 0.1080% | 0.1180% | +734 |
| Austin Community College | 0.1013% | 0.1034% | +153 |
Market value changed by 85% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $67,534.66 | $1,629.16 | $65,905.50 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $38,250.44 | $922.73 | $37,327.71 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $27,434.68 | $661.82 | $26,772.86 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,615.05 | $207.82 | $8,407.23 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,547.65 | $182.07 | $7,365.58 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $149,382.48 | $3,603.60 | $145,778.88 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,881,180 | $7,299,466 | -5.7% |
| Assessed Value | $6,881,180 | $7,299,466 | -5.7% |
| Land Value | $6,408,500 | $6,408,500 | +0.0% |
| Improvement Value | $472,680 | $890,966 | -46.9% |
| Taxable Value | $6,881,180 | $7,299,466 | -5.7% |
| Total Tax 2026 = estimate |
~$140,822
Estimated
|
$149,382 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,353,859 | $6,881,180 | -472,679 (-6.4%) |
| Taxable Value | $7,353,859 | $6,881,180 | -472,679 (-6.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,881,180 | $6,408,500 | $472,680 | — | $6,881,180 | $6,881,180 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,299,466 | $6,408,500 | $890,966 | — | $7,299,466 | $7,299,466 | $149,382 | Verified |
| 2024 | $4,383,370 | — | — | — | $6,408,500 ! | $— | $135,794 | Verified |
| 2023 | $5,824,539 | — | — | −$3,261,139 | $2,563,400 | $— | $79,306 | Verified |
| 2022 | $5,658,528 | — | — | −$3,095,128 | $2,563,400 | $— | $115,030 | Verified |
| 2021 | $5,769,454 | — | — | −$3,206,054 | $2,563,400 | $— | $123,168 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.7% | +0.7% | ~100% | Not available | Partial |
| 2025 | -10.0% | -10.0% | ~100% | 2.0500% | Verified |
| 2024 | +85.1% ! | +85.1% | ~100% | 1.6700% | Verified |
| 2023 | -24.7% | -24.7% | ~100% | 1.8100% | Verified |
| 2022 | +2.9% | +2.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.7% | +7.4% | +7.3% | +66.5% | 2025 | -24.7% | 2024 |
| Assessment Ratio | 100.0% | 80.0% | — | 146.2% | 2024 | 44.0% | 2023 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $149,382 | $120,536 | ~$169,955 | $149,382 | 2025 | $79,306 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,741,590 | ~$7,741,590 | ~2.0139% | ~$155,911 | +6.1% |
| 2027 | ~$8,210,494 | ~$8,210,494 | ~1.9814% | ~$162,682 | +12.5% |
| 2028 | ~$8,707,799 | ~$8,707,799 | ~1.9488% | ~$169,701 | +19.3% |
| 2029 | ~$9,235,225 | ~$9,235,225 | ~1.9163% | ~$176,974 | +26.5% |
| 2030 | ~$9,794,597 | ~$9,794,597 | ~1.8837% | ~$184,505 | +34.2% |
| 2026 | ~$7,595,601 | ~$7,595,601 | ~2.0465% | ~$155,443 | +4.1% |
| 2027 | ~$7,903,750 | ~$7,903,750 | ~2.0465% | ~$161,749 | +8.3% |
| 2028 | ~$8,224,400 | ~$8,224,400 | ~2.0465% | ~$168,311 | +12.7% |
| 2029 | ~$8,558,059 | ~$8,558,059 | ~2.0465% | ~$175,139 | +17.2% |
| 2030 | ~$8,905,255 | ~$8,905,255 | ~2.0465% | ~$182,245 | +22.0% |
| 2026 | ~$7,887,580 | ~$7,887,580 | ~1.9977% | ~$157,567 | +8.1% |
| 2027 | ~$8,523,077 | ~$8,523,077 | ~1.9488% | ~$166,101 | +16.8% |
| 2028 | ~$9,209,776 | ~$9,209,776 | ~1.9000% | ~$174,987 | +26.2% |
| 2029 | ~$9,951,803 | ~$9,951,803 | ~1.8512% | ~$184,227 | +36.3% |
| 2030 | ~$10,753,613 | ~$10,753,613 | ~1.8024% | ~$193,820 | +47.3% |
In 2025, this property's market value of $7,299,466 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,299,466 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,383,370 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $5,824,539 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $5,658,528 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $5,769,454 | $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.