1516 S CONGRESS AVE TX 78704
| Owner | 1522 SOUTH CONGRESS LLC |
|---|---|
| Parcel ID | 0400001411 |
| Short ID | 302183 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 3,936 SF |
| Land SF | 4,899 SF |
| Acres | 0.112 |
| Year Built | 1936 |
| Legal | S 10.33FT OF LOT 4 & N 24.66FT OF LOT 5 BLK 19 SWISHER ADDN |
| Neighborhood | 20CEN |
| Land | $979,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $979,800 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $817,574 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $817,574 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $817,574 |
| Taxable Value | $817,574 |
|---|
Appreciation: Market value has fallen -11.1% from $919,726 (2021) to $817,574 (2025), a CAGR of -2.9% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,732. Austin ISD is the largest single contributor, at 41.2% 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 120% of market value ($979,800 land vs $0 improvements), about $200/SF of land. With value concentrated in the land under a ~90-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 $817,574, 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 -2.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $705,688 by 2030, with an estimated annual tax burden around $13,293. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,757 SF | ✓ |
| 2ND | 2nd Floor | 1,179 SF | ✓ |
| 501 | CANOPY | 24 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% | $7,564.19 | $7,564.19 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,284.23 | $4,284.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,072.81 | $3,072.81 | Paid |
| P6N | — | — | — | — | — | — | $1,635.15 | $1,635.15 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $964.93 | $964.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $845.37 | $845.37 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $18,366.68 | $18,366.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $820,224 | $817,574 | +0.3% |
| Assessed Value | $820,224 | $817,574 | +0.3% |
| Land Value | $979,800 | $979,800 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $820,224 | $817,574 | +0.3% |
| Total Tax 2026 = estimate |
~$16,786
Estimated
|
~$18,367
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,016,184 | $820,224 | -195,960 (-19.3%) |
| Taxable Value | $981,089 | $820,224 | -160,865 (-16.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $820,224 | $979,800 | — | — | $820,224 | $820,224 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $817,574 | $979,800 | — | — | $817,574 | $817,574 | ~$18,367 | Partial |
| 2024 | $925,000 | — | — | — | $979,800 ! | $— | $21,818 | Verified |
| 2023 | $764,214 | — | — | — | $925,000 ! | $— | $18,586 | Verified |
| 2022 | $753,300 | — | — | −$189,915 | $563,385 | $— | $16,621 | Verified |
| 2021 | $919,726 | — | — | −$356,341 | $563,385 | $— | $18,480 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +24.3% | +20.0% | 96.6% | Not available | Partial |
| 2025 | -18.2% | -18.2% | ~100% | Not available | Partial |
| 2024 | -4.5% | -4.5% | ~100% | 2.1800% | Verified |
| 2023 | +32.2% | +32.2% | ~100% | 1.7700% | Verified |
| 2022 | +5.2% | +5.2% | ~100% | 2.1000% | Verified |
| 2021 | base year | — | ~100% | 2.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | -1.4% | -3.0% | +21.0% | 2024 | -18.1% | 2022 |
| Assessment Ratio | 100.0% | 93.8% | — | 121.0% | 2023 | 61.3% | 2021 |
| Effective Tax Rate (2025) | 2.2500% | 2.2500% | — | 2.2500% | 2025 | 2.2500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$18,367 | $18,774 | ~$14,614 | $21,818 | 2024 | $16,621 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$793,861 | ~$793,861 | ~2.0139% | ~$15,988 | -2.9% |
| 2027 | ~$770,835 | ~$770,835 | ~1.9814% | ~$15,273 | -5.7% |
| 2028 | ~$748,477 | ~$748,477 | ~1.9488% | ~$14,587 | -8.5% |
| 2029 | ~$726,768 | ~$726,768 | ~1.9163% | ~$13,927 | -11.1% |
| 2030 | ~$705,688 | ~$705,688 | ~1.8837% | ~$13,293 | -13.7% |
| 2026 | ~$777,509 | ~$777,509 | ~2.0465% | ~$15,912 | -4.9% |
| 2027 | ~$739,408 | ~$739,408 | ~2.0465% | ~$15,132 | -9.6% |
| 2028 | ~$703,173 | ~$703,173 | ~2.0465% | ~$14,390 | -14.0% |
| 2029 | ~$668,714 | ~$668,714 | ~2.0465% | ~$13,685 | -18.2% |
| 2030 | ~$635,944 | ~$635,944 | ~2.0465% | ~$13,014 | -22.2% |
| 2026 | ~$810,212 | ~$810,212 | ~1.9977% | ~$16,185 | -0.9% |
| 2027 | ~$802,916 | ~$802,916 | ~1.9488% | ~$15,648 | -1.8% |
| 2028 | ~$795,686 | ~$795,686 | ~1.9000% | ~$15,118 | -2.7% |
| 2029 | ~$788,522 | ~$788,522 | ~1.8512% | ~$14,597 | -3.6% |
| 2030 | ~$781,421 | ~$781,421 | ~1.8024% | ~$14,084 | -4.4% |
In 2025, this property's market value of $817,574 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -42% 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 | $817,574 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $925,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $764,214 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $753,300 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $919,726 | $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.