2004 S 1 ST TX 78704
| Owner | D&M VERA INVESTMENTS LLC |
|---|---|
| Parcel ID | 0401021010 |
| Short ID | 302935 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,342 SF |
| Land SF | 15,660 SF |
| Acres | 0.360 |
| Year Built | 1950 |
| Legal | S 35.4FT OF LOT 1-2 BLK F BOULDIN JAMES E ADDN |
| Neighborhood | 32CEN |
| Land | $2,468,630 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,468,630 |
| Improvement | $50,848 |
|---|---|
| Total Improvement | $50,848 |
| Market | $2,519,478 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,519,478 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,519,478 |
| Taxable Value | $2,519,478 |
|---|
Appreciation: Market value has risen +593.5% from $363,289 (2021) to $2,519,478 (2025), a CAGR of 62.3% over 4 years. This is strong appreciation — well above typical inflation. 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 $51,561. 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 98% of market value ($2,468,630 land vs $50,848 improvements), about $158/SF of land. With value concentrated in the land under a ~76-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 $2,519,478, this parcel sits in the upper-middle (50th–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 +62.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $28,355,250 by 2030, with an estimated annual tax burden around $76,436. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,200 SF | ✗ |
| 1ST | 1st Floor | 2,342 SF | ✓ |
| 501 | CANOPY | 1,234 SF | ✗ |
| 611 | TERRACE | 278 SF | ✗ |
| 327 | STORAGE COMM'L | 120 SF | ✓ |
Market value changed by 288% in 2024, 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% | $23,310.21 | $23,310.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,202.49 | $13,202.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,469.33 | $9,469.33 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,973.56 | $2,973.56 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,605.14 | $2,605.14 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $51,560.73 | $51,560.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,396,190 | $2,519,478 | -4.9% |
| Assessed Value | $2,396,190 | $2,519,478 | -4.9% |
| Land Value | $2,468,630 | $2,468,630 | +0.0% |
| Improvement Value | — | $50,848 | — |
| Taxable Value | $2,396,190 | $2,519,478 | -4.9% |
| Total Tax 2026 = estimate |
~$49,038
Estimated
|
~$51,561
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,522,305 | $2,396,190 | -126,115 (-5.0%) |
| Taxable Value | $2,522,305 | $2,396,190 | -126,115 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,396,190 | $2,468,630 | — | — | $2,396,190 | $2,396,190 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,519,478 | $2,468,630 | $50,848 | — | $2,519,478 | $2,519,478 | ~$51,561 | Partial |
| 2024 | $554,000 | — | — | — | $1,915,164 ! | $— | $49,839 | Verified |
| 2023 | $418,990 | — | — | — | $553,350 ! | $— | $10,023 | Verified |
| 2022 | $364,418 | — | — | −$69,298 | $295,120 | $— | $8,275 | Verified |
| 2021 | $363,289 | — | — | −$68,169 | $295,120 | $— | $7,932 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2024 | +288.4% ! | +288.4% | ~100% | 1.9800% | Verified |
| 2023 | +54.6% | +54.6% | ~100% | 1.5500% | Verified |
| 2022 | +15.0% | +15.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +591.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.9% | +79.5% | +63.9% | +354.8% | 2025 | -4.9% | 2026 |
| Assessment Ratio | 100.0% | 140.0% | — | 345.7% | 2024 | 81.0% | 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 |
$51,561 | $25,526 | ~$65,739 | $51,561 | 2025 | $7,932 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,088,605 | ~$2,771,426 | ~2.0139% | ~$55,815 | +62.3% |
| 2027 | ~$6,634,982 | ~$3,048,568 | ~1.9814% | ~$60,404 | +163.3% |
| 2028 | ~$10,767,238 | ~$3,353,425 | ~1.9488% | ~$65,353 | +327.4% |
| 2029 | ~$17,473,057 | ~$3,688,768 | ~1.9163% | ~$70,688 | +593.5% |
| 2030 | ~$28,355,250 | ~$4,057,645 | ~1.8837% | ~$76,436 | +1025.4% |
| 2026 | ~$4,038,215 | ~$2,771,426 | ~2.0465% | ~$56,717 | +60.3% |
| 2027 | ~$6,472,445 | ~$3,048,568 | ~2.0465% | ~$62,388 | +156.9% |
| 2028 | ~$10,374,025 | ~$3,353,425 | ~2.0465% | ~$68,627 | +311.8% |
| 2029 | ~$16,627,471 | ~$3,688,768 | ~2.0465% | ~$75,490 | +560.0% |
| 2030 | ~$26,650,485 | ~$4,057,645 | ~2.0465% | ~$83,039 | +957.8% |
| 2026 | ~$4,138,995 | ~$2,771,426 | ~1.9977% | ~$55,364 | +64.3% |
| 2027 | ~$6,799,534 | ~$3,048,568 | ~1.9488% | ~$59,412 | +169.9% |
| 2028 | ~$11,170,263 | ~$3,353,425 | ~1.9000% | ~$63,716 | +343.4% |
| 2029 | ~$18,350,491 | ~$3,688,768 | ~1.8512% | ~$68,286 | +628.3% |
| 2030 | ~$30,146,158 | ~$4,057,645 | ~1.8024% | ~$73,134 | +1096.5% |
In 2025, this property's market value of $2,519,478 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +78% above 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 | $2,519,478 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $554,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $418,990 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $364,418 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $363,289 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.