2406 S U S HY 183 TX 78744
| Owner | CORNEJO ESBEYDE V |
|---|---|
| Parcel ID | 0314200101 |
| Short ID | 291911 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,160 SF |
| Land SF | 58,893 SF |
| Acres | 1.352 |
| Year Built | 1985 |
| Legal | LOT 1 LOCKHART HIGHWAY SUBD |
| Neighborhood | 32SEA |
| Land | $294,465 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $294,465 |
| Improvement | $457,288 |
|---|---|
| Total Improvement | $457,288 |
| Market | $751,753 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $751,753 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $751,753 |
| Taxable Value | $751,753 |
|---|
| Total Due | $8,427.44 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has fallen -3.6% from $779,685 (2021) to $751,753 (2025), a CAGR of -0.9% 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 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $15,563. Del Valle ISD is the largest single contributor, at 45.8% 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 39% of market value ($294,465 land vs $457,288 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $751,753, 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 -0.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $718,241 by 2030, with an estimated annual tax burden around $12,653. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $8,427.44 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,160 SF | ✓ |
| 611 | TERRACE | 2,016 SF | ✗ |
| 551 | PAVED AREA | 2,000 SF | ✗ |
| 501 | CANOPY | 1,296 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Del Valle ISD | 0.9969% | 0.9489% | -361 |
| City of Austin | 0.4776% | 0.5240% | +349 |
| Travis County | 0.3444% | 0.3758% | +236 |
| Travis Central Health | 0.1080% | 0.1180% | +76 |
| Austin Community College | 0.1013% | 0.1034% | +16 |
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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $7,133.38 | $3,774.40 | $3,358.98 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,939.31 | $2,084.34 | $1,854.97 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,825.43 | $1,494.98 | $1,330.45 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $887.24 | $469.46 | $417.78 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $777.31 | $411.29 | $366.02 |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $15,562.67 | $8,234.47 | $7,328.20 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $751,753 | $751,753 | +0.0% |
| Assessed Value | $751,753 | $751,753 | +0.0% |
| Land Value | $294,465 | $294,465 | +0.0% |
| Improvement Value | $457,288 | $457,288 | +0.0% |
| Taxable Value | $751,753 | $751,753 | +0.0% |
| Total Tax 2026 = estimate |
~$15,563
Estimated
|
$15,563 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $751,753 | $751,753 | +0 (+0.0%) |
| Taxable Value | $751,753 | $751,753 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $751,753 | $294,465 | $457,288 | — | $751,753 | $751,753 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $751,753 | $294,465 | $457,288 | — | $751,753 | $751,753 | $15,563 | Verified |
| 2024 | $769,728 | — | — | −$475,263 | $294,465 | $— | $16,135 | Verified |
| 2023 | $714,513 | — | — | −$420,048 | $294,465 | $— | $15,029 | Verified |
| 2022 | $717,200 | — | — | −$422,735 | $294,465 | $— | $15,454 | Verified |
| 2021 | $779,685 | — | — | −$485,220 | $294,465 | $— | $16,617 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -5.5% | -5.5% | ~100% | 2.0700% | Verified |
| 2024 | +3.4% | +3.4% | ~100% | 2.0300% | Verified |
| 2023 | +7.7% | +7.7% | ~100% | 1.9500% | Verified |
| 2022 | -0.4% | -0.4% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.1300% | 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% | -0.6% | -0.9% | +7.7% | 2024 | -8.0% | 2022 |
| Assessment Ratio | 100.0% | 59.7% | — | 100.0% | 2025 | 37.8% | 2021 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
| Tax Amount | $15,563 | $15,760 | ~$13,798 | $16,617 | 2021 | $15,029 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$744,928 | ~$744,928 | ~2.0085% | ~$14,962 | -0.9% |
| 2027 | ~$738,165 | ~$738,165 | ~1.9468% | ~$14,371 | -1.8% |
| 2028 | ~$731,463 | ~$731,463 | ~1.8851% | ~$13,789 | -2.7% |
| 2029 | ~$724,822 | ~$724,822 | ~1.8234% | ~$13,216 | -3.6% |
| 2030 | ~$718,241 | ~$718,241 | ~1.7617% | ~$12,653 | -4.5% |
| 2026 | ~$729,893 | ~$729,893 | ~2.0702% | ~$15,110 | -2.9% |
| 2027 | ~$708,668 | ~$708,668 | ~2.0702% | ~$14,671 | -5.7% |
| 2028 | ~$688,061 | ~$688,061 | ~2.0702% | ~$14,244 | -8.5% |
| 2029 | ~$668,053 | ~$668,053 | ~2.0702% | ~$13,830 | -11.1% |
| 2030 | ~$648,626 | ~$648,626 | ~2.0702% | ~$13,428 | -13.7% |
| 2026 | ~$759,963 | ~$759,963 | ~1.9776% | ~$15,029 | +1.1% |
| 2027 | ~$768,262 | ~$768,262 | ~1.8851% | ~$14,482 | +2.2% |
| 2028 | ~$776,652 | ~$776,652 | ~1.7925% | ~$13,922 | +3.3% |
| 2029 | ~$785,134 | ~$785,134 | ~1.7000% | ~$13,347 | +4.4% |
| 2030 | ~$793,709 | ~$793,709 | ~1.6074% | ~$12,758 | +5.6% |
In 2025, this property's market value of $751,753 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -47% 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 | $751,753 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $769,728 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $714,513 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $717,200 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $779,685 | $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.