2101 S 1 ST TX 78704
| Owner | AMBICA PARTNERS CORPORATION |
|---|---|
| Parcel ID | 0402010902 |
| Short ID | 303567 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,512 SF |
| Land SF | 12,512 SF |
| Acres | 0.287 |
| Year Built | 1981 |
| Legal | LOT 1 & 2 BLK 1 BOULDIN SOUTH EXTENSION PLUS 1/2 ADJ VAC ALLEY |
| Neighborhood | 30CEN |
| Land | $1,876,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,876,800 |
| Improvement | $74,160 |
|---|---|
| Total Improvement | $74,160 |
| Market | $1,950,960 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,950,960 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,950,960 |
| Taxable Value | $1,950,960 |
|---|
Appreciation: Market value has risen +42.2% from $1,372,143 (2021) to $1,950,960 (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 $39,926. 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 96% of market value ($1,876,800 land vs $74,160 improvements), about $150/SF of land. With value concentrated in the land under a ~45-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 $1,950,960, 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 +9.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,029,072 by 2030, with an estimated annual tax burden around $57,060. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,756 SF | ✓ |
| 2ND | 2nd Floor | 2,756 SF | ✓ |
| 551 | PAVED AREA | 2,400 SF | ✗ |
| 501 | CANOPY | 424 SF | ✗ |
| 611 | TERRACE | 424 SF | ✗ |
| 273 | COLDSTG VAULT SM | 280 SF | ✓ |
| 282 | LIGHT POLES FV | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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% | $18,050.28 | $18,050.28 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,223.36 | $10,223.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,332.59 | $7,332.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,302.58 | $2,302.58 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,017.29 | $2,017.29 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $39,926.10 | $39,926.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,955,139 | $1,950,960 | +0.2% |
| Assessed Value | $1,955,139 | $1,950,960 | +0.2% |
| Land Value | $1,876,800 | $1,876,800 | +0.0% |
| Improvement Value | $78,339 | $74,160 | +5.6% |
| Taxable Value | $1,955,139 | $1,950,960 | +0.2% |
| Total Tax 2026 = estimate |
~$40,012
Estimated
|
~$39,926
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,955,139 | $1,955,139 | +0 (+0.0%) |
| Taxable Value | $1,955,139 | $1,955,139 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,955,139 | $1,876,800 | $78,339 | — | $1,955,139 | $1,955,139 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,950,960 | $1,876,800 | $74,160 | — | $1,950,960 | $1,950,960 | ~$39,926 | Partial |
| 2024 | $1,971,111 | — | — | −$94,311 | $1,876,800 | $— | $38,664 | Verified |
| 2023 | $1,257,129 | — | — | — | $1,876,800 ! | $— | $35,662 | Verified |
| 2022 | $1,216,552 | — | — | −$215,592 | $1,000,960 | $— | $24,827 | Verified |
| 2021 | $1,372,143 | — | — | −$371,183 | $1,000,960 | $— | $26,480 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -1.0% | -1.0% | ~100% | 1.9800% | Verified |
| 2023 | +56.8% | +56.8% | ~100% | 1.8100% | Verified |
| 2022 | +3.3% | +3.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +60.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +9.6% | +9.2% | +56.8% | 2024 | -11.3% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 149.3% | 2023 | 72.9% | 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 |
$39,926 | $33,112 | ~$49,744 | $39,926 | 2025 | $24,827 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,130,397 | ~$2,130,397 | ~2.0139% | ~$42,905 | +9.2% |
| 2027 | ~$2,326,338 | ~$2,326,338 | ~1.9814% | ~$46,094 | +19.2% |
| 2028 | ~$2,540,301 | ~$2,540,301 | ~1.9488% | ~$49,506 | +30.2% |
| 2029 | ~$2,773,942 | ~$2,773,942 | ~1.9163% | ~$53,157 | +42.2% |
| 2030 | ~$3,029,072 | ~$3,029,072 | ~1.8837% | ~$57,060 | +55.3% |
| 2026 | ~$2,091,378 | ~$2,091,378 | ~2.0465% | ~$42,800 | +7.2% |
| 2027 | ~$2,241,903 | ~$2,241,903 | ~2.0465% | ~$45,880 | +14.9% |
| 2028 | ~$2,403,261 | ~$2,403,261 | ~2.0465% | ~$49,182 | +23.2% |
| 2029 | ~$2,576,233 | ~$2,576,233 | ~2.0465% | ~$52,722 | +32.0% |
| 2030 | ~$2,761,655 | ~$2,761,655 | ~2.0465% | ~$56,517 | +41.6% |
| 2026 | ~$2,169,417 | ~$2,146,056 | ~1.9977% | ~$42,871 | +11.2% |
| 2027 | ~$2,412,335 | ~$2,360,662 | ~1.9488% | ~$46,006 | +23.6% |
| 2028 | ~$2,682,453 | ~$2,596,728 | ~1.9000% | ~$49,338 | +37.5% |
| 2029 | ~$2,982,818 | ~$2,856,401 | ~1.8512% | ~$52,878 | +52.9% |
| 2030 | ~$3,316,815 | ~$3,142,041 | ~1.8024% | ~$56,631 | +70.0% |
In 2025, this property's market value of $1,950,960 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +38% 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 | $1,950,960 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,971,111 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,257,129 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,216,552 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,372,143 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.