1902 S CONGRESS AVE TX 78704
| Owner | TWENTY FOUR EIGHT PROPERTIES LTD |
|---|---|
| Parcel ID | 0402010802 |
| Short ID | 303556 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,224 SF |
| Land SF | 6,300 SF |
| Acres | 0.145 |
| Year Built | 1953 |
| Legal | S 45FT OF LOT 2 BLK 35 SWEETMAN R L ADDN |
| Neighborhood | 20CEN |
| Land | $1,134,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,134,000 |
| Improvement | $32,000 |
|---|---|
| Total Improvement | $32,000 |
| Market | $1,166,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,166,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,166,000 |
| Taxable Value | $1,166,000 |
|---|
Appreciation: Market value has risen +11.8% from $1,043,092 (2021) to $1,166,000 (2025), a CAGR of 2.8% 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 $23,862. 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 97% of market value ($1,134,000 land vs $32,000 improvements), about $180/SF of land. With value concentrated in the land under a ~73-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 $1,166,000, 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 +2.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,340,196 by 2030, with an estimated annual tax burden around $25,246. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,000 SF | ✗ |
| 1ST | 1st Floor | 5,224 SF | ✓ |
| UBSMT | Unfinished Basement | 2,250 SF | ✓ |
| 611 | TERRACE | 502 SF | ✗ |
| 501 | CANOPY | 432 SF | ✗ |
| 327 | STORAGE COMM'L | 336 SF | ✓ |
Market value changed by 105% 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% | $10,787.83 | $10,787.83 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,110.04 | $6,110.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,382.35 | $4,382.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,376.15 | $1,376.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,205.64 | $1,205.64 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $23,862.01 | $23,862.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,166,000 | $1,166,000 | +0.0% |
| Assessed Value | $1,166,000 | $1,166,000 | +0.0% |
| Land Value | $1,134,000 | $1,134,000 | +0.0% |
| Improvement Value | $32,000 | $32,000 | +0.0% |
| Taxable Value | $1,166,000 | $1,166,000 | +0.0% |
| Total Tax 2026 = estimate |
~$23,862
Estimated
|
~$23,862
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,876,742 | $1,166,000 | -710,742 (-37.9%) |
| Taxable Value | $1,399,200 | $1,166,000 | -233,200 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,166,000 | $1,134,000 | $32,000 | — | $1,166,000 | $1,166,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,166,000 | $1,134,000 | $32,000 | — | $1,166,000 | $1,166,000 | ~$23,862 | Partial |
| 2024 | $1,166,000 | — | — | −$32,000 | $1,134,000 | $— | $23,108 | Verified |
| 2023 | $862,000 | — | — | — | $1,134,000 ! | $— | $21,096 | Verified |
| 2022 | $837,597 | — | — | −$176,097 | $661,500 | $— | $17,024 | Verified |
| 2021 | $1,043,092 | — | — | −$381,592 | $661,500 | $— | $18,232 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +61.0% | +20.0% | 74.6% | Not available | Partial |
| 2025 | -35.8% | -16.7% | ~100% | Not available | Partial |
| 2024 | -0.1% | -23.0% | 77.1% | 1.2700% | Verified |
| 2023 | +104.9% ! | +104.9% | ~100% | 1.1600% | Verified |
| 2022 | +5.9% | +5.9% | ~100% | 1.9200% | Verified |
| 2021 | base year | — | ~100% | 1.7500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +39.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +3.7% | +2.8% | +35.3% | 2024 | -19.7% | 2022 |
| Assessment Ratio | 100.0% | 95.2% | — | 131.6% | 2023 | 63.4% | 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 |
$23,862 | $20,664 | ~$24,700 | $23,862 | 2025 | $17,024 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,198,926 | ~$1,198,926 | ~2.0139% | ~$24,146 | +2.8% |
| 2027 | ~$1,232,783 | ~$1,232,783 | ~1.9814% | ~$24,426 | +5.7% |
| 2028 | ~$1,267,595 | ~$1,267,595 | ~1.9488% | ~$24,703 | +8.7% |
| 2029 | ~$1,303,390 | ~$1,303,390 | ~1.9163% | ~$24,977 | +11.8% |
| 2030 | ~$1,340,196 | ~$1,340,196 | ~1.8837% | ~$25,246 | +14.9% |
| 2026 | ~$1,175,606 | ~$1,175,606 | ~2.0465% | ~$24,059 | +0.8% |
| 2027 | ~$1,185,292 | ~$1,185,292 | ~2.0465% | ~$24,257 | +1.7% |
| 2028 | ~$1,195,057 | ~$1,195,057 | ~2.0465% | ~$24,457 | +2.5% |
| 2029 | ~$1,204,903 | ~$1,204,903 | ~2.0465% | ~$24,658 | +3.3% |
| 2030 | ~$1,214,830 | ~$1,214,830 | ~2.0465% | ~$24,861 | +4.2% |
| 2026 | ~$1,222,246 | ~$1,222,246 | ~1.9977% | ~$24,416 | +4.8% |
| 2027 | ~$1,281,206 | ~$1,281,206 | ~1.9488% | ~$24,969 | +9.9% |
| 2028 | ~$1,343,010 | ~$1,343,010 | ~1.9000% | ~$25,517 | +15.2% |
| 2029 | ~$1,407,795 | ~$1,407,795 | ~1.8512% | ~$26,061 | +20.7% |
| 2030 | ~$1,475,705 | ~$1,475,705 | ~1.8024% | ~$26,598 | +26.6% |
In 2025, this property's market value of $1,166,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -18% 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 | $1,166,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,166,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $862,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $837,597 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,043,092 | $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.