1605 S 1 ST TX 78704
| Owner | ESCOBAR BELIA B & NOEL M |
|---|---|
| Parcel ID | 0400000115 |
| Short ID | 302011 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,152 SF |
| Land SF | 6,494 SF |
| Acres | 0.149 |
| Year Built | 1933 |
| Legal | LOT 3 BLK 3 BOULDIN D W |
| Neighborhood | 59SCN |
| Land | $935,156 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $935,156 |
| Improvement | $91,833 |
|---|---|
| Total Improvement | $91,833 |
| Market | $1,026,989 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,026,989 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,026,989 |
| Taxable Value | $1,026,989 |
|---|
Appreciation: Market value has risen +56.7% from $655,521 (2021) to $1,026,989 (2025), a CAGR of 11.9% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $21,017. 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 91% of market value ($935,156 land vs $91,833 improvements), about $144/SF of land. With value concentrated in the land under a ~93-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 $1,026,989, 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 +11.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,800,072 by 2030, with an estimated annual tax burden around $31,157. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,152 SF | ✓ |
| 511 | DECK | 150 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 56 SF | ✗ |
| 251 | BATHROOM | 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% | $9,501.70 | $9,501.70 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,381.60 | $5,381.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,859.89 | $3,859.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,212.08 | $1,212.08 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,061.91 | $1,061.91 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,017.18 | $21,017.18 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,135,352 | $1,026,989 | +10.6% |
| Assessed Value | $1,135,352 | $1,026,989 | +10.6% |
| Land Value | $935,156 | $935,156 | +0.0% |
| Improvement Value | $200,196 | $91,833 | +118.0% |
| Taxable Value | $1,135,352 | $1,026,989 | +10.6% |
| Total Tax 2026 = estimate |
~$23,235
Estimated
|
~$21,017
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,135,352 | $1,135,352 | +0 (+0.0%) |
| Taxable Value | $1,135,352 | $1,135,352 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,135,352 | $935,156 | $200,196 | — | $1,135,352 | $1,135,352 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,026,989 | $935,156 | $91,833 | — | $1,026,989 | $1,026,989 | ~$21,017 | Partial |
| 2024 | $1,026,059 | — | — | −$90,903 | $935,156 | $— | $20,947 | Verified |
| 2023 | $660,226 | — | — | — | $935,156 ! | $— | $18,564 | Verified |
| 2022 | $658,482 | — | — | −$74,009 | $584,473 | $— | $13,039 | Verified |
| 2021 | $655,521 | — | — | −$71,048 | $584,473 | $— | $14,333 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.6% | +10.6% | ~100% | Not available | Partial |
| 2025 | -2.8% | -2.8% | ~100% | Not available | Partial |
| 2024 | +3.0% | +3.0% | ~100% | 1.9800% | Verified |
| 2023 | +55.4% | +55.4% | ~100% | 1.8100% | Verified |
| 2022 | +0.3% | +0.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +56.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.6% | +13.4% | +9.7% | +55.4% | 2024 | +0.1% | 2025 |
| Assessment Ratio | 100.0% | 101.8% | — | 141.6% | 2023 | 88.8% | 2022 |
| 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 |
$21,017 | $17,580 | ~$26,797 | $21,017 | 2025 | $13,039 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,148,975 | ~$1,129,688 | ~2.0139% | ~$22,751 | +11.9% |
| 2027 | ~$1,285,451 | ~$1,242,657 | ~1.9814% | ~$24,622 | +25.2% |
| 2028 | ~$1,438,137 | ~$1,366,922 | ~1.9488% | ~$26,639 | +40.0% |
| 2029 | ~$1,608,959 | ~$1,503,615 | ~1.9163% | ~$28,814 | +56.7% |
| 2030 | ~$1,800,072 | ~$1,653,976 | ~1.8837% | ~$31,157 | +75.3% |
| 2026 | ~$1,128,435 | ~$1,128,435 | ~2.0465% | ~$23,093 | +9.9% |
| 2027 | ~$1,239,902 | ~$1,239,902 | ~2.0465% | ~$25,374 | +20.7% |
| 2028 | ~$1,362,380 | ~$1,362,380 | ~2.0465% | ~$27,881 | +32.7% |
| 2029 | ~$1,496,957 | ~$1,496,957 | ~2.0465% | ~$30,635 | +45.8% |
| 2030 | ~$1,644,826 | ~$1,644,826 | ~2.0465% | ~$33,661 | +60.2% |
| 2026 | ~$1,169,515 | ~$1,129,688 | ~1.9977% | ~$22,567 | +13.9% |
| 2027 | ~$1,331,820 | ~$1,242,657 | ~1.9488% | ~$24,217 | +29.7% |
| 2028 | ~$1,516,651 | ~$1,366,922 | ~1.9000% | ~$25,972 | +47.7% |
| 2029 | ~$1,727,132 | ~$1,503,615 | ~1.8512% | ~$27,835 | +68.2% |
| 2030 | ~$1,966,824 | ~$1,653,976 | ~1.8024% | ~$29,811 | +91.5% |
In 2025, this property's market value of $1,026,989 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -28% 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 | $1,026,989 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,026,059 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $660,226 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $658,482 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $655,521 | $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.