1503 S 1 ST TX 78704
| Owner | 1503 S 1ST LLC |
|---|---|
| Parcel ID | 0400000203 |
| Short ID | 302016 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 962 SF |
| Land SF | 30,259 SF |
| Acres | 0.695 |
| Year Built | 1970 |
| Legal | LOT 2-4 BLK 2 BOULDIN D W |
| Neighborhood | 53SCN |
| Land | $4,372,426 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,372,426 |
| Improvement | $15,097 |
|---|---|
| Total Improvement | $15,097 |
| Market | $4,387,523 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,387,523 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,387,523 |
| Taxable Value | $4,387,523 |
|---|
Appreciation: Market value has risen +69.5% from $2,588,254 (2021) to $4,387,523 (2025), a CAGR of 14.1% 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 $89,790. 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 100% of market value ($4,372,426 land vs $15,097 improvements), about $145/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 $4,387,523, 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 +14.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,486,626 by 2030, with an estimated annual tax burden around $133,108. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 2,500 SF | ✗ |
| 1ST | 1st Floor | 962 SF | ✓ |
| 571C | STORAGE DET COMM | 488 SF | ✓ |
| 501 | CANOPY | 364 SF | ✗ |
Market value changed by 80% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $40,593.36 | $40,593.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $22,991.37 | $22,991.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $16,490.29 | $16,490.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,178.29 | $5,178.29 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,536.70 | $4,536.70 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $89,790.01 | $89,790.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,387,713 | $4,387,523 | +0.0% |
| Assessed Value | $4,387,713 | $4,387,523 | +0.0% |
| Land Value | $4,372,426 | $4,372,426 | +0.0% |
| Improvement Value | $15,287 | $15,097 | +1.3% |
| Taxable Value | $4,387,713 | $4,387,523 | +0.0% |
| Total Tax 2026 = estimate |
~$89,794
Estimated
|
~$89,790
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,417,714 | $4,387,713 | -30,001 (-0.7%) |
| Taxable Value | $4,417,714 | $4,387,713 | -30,001 (-0.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,387,713 | $4,372,426 | $15,287 | — | $4,387,713 | $4,387,713 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,387,523 | $4,372,426 | $15,097 | — | $4,387,523 | $4,387,523 | ~$89,790 | Partial |
| 2024 | $3,792,631 | — | — | — | $4,372,426 ! | $— | $86,953 | Verified |
| 2023 | $2,456,600 | — | — | — | $3,792,631 ! | $— | $68,618 | Verified |
| 2022 | $— | — | — | — | $2,456,600 | $— | $48,516 | Verified |
| 2021 | $2,588,254 | — | — | −$16,239 | $2,572,015 | $— | $56,238 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.7% | +0.7% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -0.6% | -0.6% | ~100% | 1.9800% | Verified |
| 2023 | +79.7% ! | +79.7% | ~100% | 1.5500% | Verified |
| 2022 | -4.9% | -4.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +69.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +16.2% | +14.1% | +54.4% | 2024 | -5.1% | 2023 |
| Assessment Ratio | 100.0% | 113.8% | — | 154.4% | 2023 | 99.4% | 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 |
$89,790 | $75,400 | ~$114,480 | $89,790 | 2025 | $56,238 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,006,365 | ~$4,826,275 | ~2.0139% | ~$97,198 | +14.1% |
| 2027 | ~$5,712,493 | ~$5,308,903 | ~1.9814% | ~$105,190 | +30.2% |
| 2028 | ~$6,518,217 | ~$5,839,793 | ~1.9488% | ~$113,808 | +48.6% |
| 2029 | ~$7,437,585 | ~$6,423,772 | ~1.9163% | ~$123,098 | +69.5% |
| 2030 | ~$8,486,626 | ~$7,066,150 | ~1.8837% | ~$133,108 | +93.4% |
| 2026 | ~$4,918,615 | ~$4,826,275 | ~2.0465% | ~$98,769 | +12.1% |
| 2027 | ~$5,513,993 | ~$5,308,903 | ~2.0465% | ~$108,646 | +25.7% |
| 2028 | ~$6,181,440 | ~$5,839,793 | ~2.0465% | ~$119,510 | +40.9% |
| 2029 | ~$6,929,678 | ~$6,423,772 | ~2.0465% | ~$131,462 | +57.9% |
| 2030 | ~$7,768,487 | ~$7,066,150 | ~2.0465% | ~$144,608 | +77.1% |
| 2026 | ~$5,094,116 | ~$4,826,275 | ~1.9977% | ~$96,413 | +16.1% |
| 2027 | ~$5,914,502 | ~$5,308,903 | ~1.9488% | ~$103,462 | +34.8% |
| 2028 | ~$6,867,009 | ~$5,839,793 | ~1.9000% | ~$110,957 | +56.5% |
| 2029 | ~$7,972,913 | ~$6,423,772 | ~1.8512% | ~$118,916 | +81.7% |
| 2030 | ~$9,256,918 | ~$7,066,150 | ~1.8024% | ~$127,358 | +111.0% |
In 2025, this property's market value of $4,387,523 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,387,523 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,792,631 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,456,600 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $2,588,254 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.