1811 S 1 ST TX 78704
| Owner | MIA FAMILY TRUST |
|---|---|
| Parcel ID | 0402010101 |
| Short ID | 303464 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,916 SF |
| Land SF | 8,041 SF |
| Acres | 0.185 |
| Year Built | 1965 |
| Legal | LOT 6 *LESS SE TRI BLK A BOULDIN JAMES E ADDN |
| Neighborhood | 59SCN |
| Land | $1,222,232 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,222,232 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $999,901 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $999,901 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $999,901 |
| Taxable Value | $999,901 |
|---|
Appreciation: Market value has risen +16.2% from $860,450 (2021) to $999,901 (2025), a CAGR of 3.8% over 4 years. Growth has been relatively flat for this asset class. 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 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 $20,463. 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 122% of market value ($1,222,232 land vs $0 improvements), about $152/SF of land. With value concentrated in the land under a ~61-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 $999,901, 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 +3.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,206,414 by 2030, with an estimated annual tax burden around $22,726. 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 | 3,539 SF | ✗ |
| 1ST | 1st Floor | 1,916 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,916 SF | ✗ |
| 511 | DECK | 221 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 30 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% | $9,251.08 | $9,251.08 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,239.65 | $5,239.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,758.08 | $3,758.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,180.11 | $1,180.11 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,033.90 | $1,033.90 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,462.82 | $20,462.82 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,000,000 | $999,901 | +0.0% |
| Assessed Value | $1,000,000 | $999,901 | +0.0% |
| Land Value | $1,222,232 | $1,222,232 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,000,000 | $999,901 | +0.0% |
| Total Tax 2026 = estimate |
~$20,465
Estimated
|
~$20,463
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,704,737 | $1,000,000 | -704,737 (-41.3%) |
| Taxable Value | $1,199,881 | $1,000,000 | -199,881 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,000,000 | $1,222,232 | — | — | $1,000,000 | $1,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $999,901 | $1,222,232 | — | — | $999,901 | $999,901 | ~$20,463 | Partial |
| 2024 | $1,417,000 | — | — | −$194,768 | $1,222,232 | $— | $28,082 | Verified |
| 2023 | $816,779 | — | — | — | $1,222,232 ! | $— | $25,637 | Verified |
| 2022 | $824,451 | — | — | −$136,945 | $687,506 | $— | $16,131 | Verified |
| 2021 | $860,450 | — | — | −$172,944 | $687,506 | $— | $17,946 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +70.5% | +20.0% | 70.4% | Not available | Partial |
| 2025 | -29.4% | -29.4% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +63.1% | +63.1% | ~100% | 1.8100% | Verified |
| 2022 | +5.4% | +5.4% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 2.0900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +7.8% | +3.8% | +73.5% | 2024 | -29.4% | 2025 |
| Assessment Ratio | 100.0% | 99.9% | — | 149.6% | 2023 | 79.9% | 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 |
$20,463 | $21,652 | ~$21,813 | $28,082 | 2024 | $16,131 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,038,161 | ~$1,038,161 | ~2.0139% | ~$20,908 | +3.8% |
| 2027 | ~$1,077,886 | ~$1,077,886 | ~1.9814% | ~$21,357 | +7.8% |
| 2028 | ~$1,119,130 | ~$1,119,130 | ~1.9488% | ~$21,810 | +11.9% |
| 2029 | ~$1,161,952 | ~$1,161,952 | ~1.9163% | ~$22,266 | +16.2% |
| 2030 | ~$1,206,414 | ~$1,206,414 | ~1.8837% | ~$22,726 | +20.7% |
| 2026 | ~$1,018,163 | ~$1,018,163 | ~2.0465% | ~$20,837 | +1.8% |
| 2027 | ~$1,036,759 | ~$1,036,759 | ~2.0465% | ~$21,217 | +3.7% |
| 2028 | ~$1,055,695 | ~$1,055,695 | ~2.0465% | ~$21,605 | +5.6% |
| 2029 | ~$1,074,976 | ~$1,074,976 | ~2.0465% | ~$21,999 | +7.5% |
| 2030 | ~$1,094,609 | ~$1,094,609 | ~2.0465% | ~$22,401 | +9.5% |
| 2026 | ~$1,058,159 | ~$1,058,159 | ~1.9977% | ~$21,138 | +5.8% |
| 2027 | ~$1,119,812 | ~$1,119,812 | ~1.9488% | ~$21,823 | +12.0% |
| 2028 | ~$1,185,057 | ~$1,185,057 | ~1.9000% | ~$22,516 | +18.5% |
| 2029 | ~$1,254,103 | ~$1,254,103 | ~1.8512% | ~$23,216 | +25.4% |
| 2030 | ~$1,327,172 | ~$1,327,172 | ~1.8024% | ~$23,921 | +32.7% |
In 2025, this property's market value of $999,901 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -29% 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 | $999,901 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,417,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $816,779 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $824,451 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $860,450 | $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.