1636 S 1 ST TX 78704
| Owner | LEWIS DONALD E |
|---|---|
| Parcel ID | 0401021307 |
| Short ID | 302978 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 2,472 SF |
| Land SF | 9,360 SF |
| Acres | 0.215 |
| Year Built | 1980 |
| Legal | 60X156FT BLK C BOULDIN JAMES E ADDN |
| Neighborhood | 83CEN |
| Land | $1,497,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,497,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,350,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,350,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,350,000 |
| Taxable Value | $1,350,000 |
|---|
Appreciation: Market value has risen +42.0% from $950,676 (2021) to $1,350,000 (2025), a CAGR of 9.2% 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 $27,628. 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 111% of market value ($1,497,600 land vs $0 improvements), about $160/SF of land. With value concentrated in the land under a ~46-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 $1,350,000, 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 +9.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,092,716 by 2030, with an estimated annual tax burden around $39,421. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 5,000 SF | ✗ |
| 1ST | 1st Floor | 2,472 SF | ✓ |
| SO | Sketch Only | 288 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% | $12,490.20 | $12,490.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,074.23 | $7,074.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,073.91 | $5,073.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,593.31 | $1,593.31 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,395.90 | $1,395.90 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $27,627.55 | $27,627.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,593,517 | $1,350,000 | +18.0% |
| Assessed Value | $1,593,517 | $1,350,000 | +18.0% |
| Land Value | $1,497,600 | $1,497,600 | +0.0% |
| Improvement Value | $95,917 | — | — |
| Taxable Value | $1,593,517 | $1,350,000 | +18.0% |
| Total Tax 2026 = estimate |
~$32,611
Estimated
|
~$27,628
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,593,517 | $1,593,517 | +0 (+0.0%) |
| Taxable Value | $1,593,517 | $1,593,517 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,593,517 | $1,497,600 | $95,917 | — | $1,593,517 | $1,593,517 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,350,000 | $1,497,600 | — | — | $1,350,000 | $1,350,000 | ~$27,628 | Partial |
| 2024 | $1,500,000 | — | — | −$59,291 | $1,440,709 | $— | $28,552 | Verified |
| 2023 | $970,026 | — | — | — | $1,497,600 ! | $— | $27,139 | Verified |
| 2022 | $970,027 | — | — | −$34,027 | $936,000 | $— | $19,157 | Verified |
| 2021 | $950,676 | — | — | −$14,676 | $936,000 | $— | $21,114 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +18.0% | +18.0% | ~100% | Not available | Partial |
| 2025 | -6.3% | -6.3% | ~100% | Not available | Partial |
| 2024 | -4.0% | -4.0% | ~100% | 1.9800% | Verified |
| 2023 | +54.6% | +54.6% | ~100% | 1.8100% | Verified |
| 2022 | -0.0% | -0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +39.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +18.0% | +12.9% | +5.8% | +54.6% | 2024 | -10.0% | 2025 |
| Assessment Ratio | 100.0% | 107.6% | — | 154.4% | 2023 | 96.0% | 2024 |
| 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 |
$27,628 | $24,718 | ~$34,387 | $28,552 | 2024 | $19,157 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,473,700 | ~$1,473,700 | ~2.0139% | ~$29,679 | +9.2% |
| 2027 | ~$1,608,735 | ~$1,608,735 | ~1.9814% | ~$31,875 | +19.2% |
| 2028 | ~$1,756,142 | ~$1,756,142 | ~1.9488% | ~$34,224 | +30.1% |
| 2029 | ~$1,917,057 | ~$1,917,057 | ~1.9163% | ~$36,736 | +42.0% |
| 2030 | ~$2,092,716 | ~$2,092,716 | ~1.8837% | ~$39,421 | +55.0% |
| 2026 | ~$1,446,700 | ~$1,446,700 | ~2.0465% | ~$29,606 | +7.2% |
| 2027 | ~$1,550,327 | ~$1,550,327 | ~2.0465% | ~$31,727 | +14.8% |
| 2028 | ~$1,661,376 | ~$1,661,376 | ~2.0465% | ~$34,000 | +23.1% |
| 2029 | ~$1,780,380 | ~$1,780,380 | ~2.0465% | ~$36,435 | +31.9% |
| 2030 | ~$1,907,907 | ~$1,907,907 | ~2.0465% | ~$39,045 | +41.3% |
| 2026 | ~$1,500,700 | ~$1,485,000 | ~1.9977% | ~$29,665 | +11.2% |
| 2027 | ~$1,668,223 | ~$1,633,500 | ~1.9488% | ~$31,834 | +23.6% |
| 2028 | ~$1,854,446 | ~$1,796,850 | ~1.9000% | ~$34,140 | +37.4% |
| 2029 | ~$2,061,457 | ~$1,976,535 | ~1.8512% | ~$36,589 | +52.7% |
| 2030 | ~$2,291,576 | ~$2,174,189 | ~1.8024% | ~$39,187 | +69.7% |
In 2025, this property's market value of $1,350,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -5% 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 | $1,350,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $970,026 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $970,027 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $950,676 | $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.