2004 S CONGRESS AVE TX 78704
| Owner | TWENTY FOUR EIGHT PROPERTIES LTD |
|---|---|
| Parcel ID | 0402011109 |
| Short ID | 303597 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,152 SF |
| Land SF | 8,738 SF |
| Acres | 0.201 |
| Year Built | 1925 |
| Legal | LOT 3 & S 5.35FT OF LOT 2 & N 7.33FT OF LOT 4 BLK B7 SWEETMAN R L ADDN |
| Neighborhood | 59SCN |
| Land | $1,572,840 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,572,840 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,422,009 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,422,009 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,422,009 |
| Taxable Value | $1,422,009 |
|---|
Appreciation: Market value has risen +41.9% from $1,002,260 (2021) to $1,422,009 (2025), a CAGR of 9.1% 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 $29,101. 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 ($1,572,840 land vs $0 improvements), about $180/SF of land. With value concentrated in the land under a ~101-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 $1,422,009, 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 +9.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,201,936 by 2030, with an estimated annual tax burden around $41,479. 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 | 1,800 SF | ✗ |
| 1ST | 1st Floor | 1,152 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,152 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 140 SF | ✗ |
| 511 | DECK | 64 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% | $13,156.43 | $13,156.43 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,451.57 | $7,451.57 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,344.55 | $5,344.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,678.30 | $1,678.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,470.36 | $1,470.36 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $29,101.21 | $29,101.21 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,422,009 | $1,422,009 | +0.0% |
| Assessed Value | $1,422,009 | $1,422,009 | +0.0% |
| Land Value | $1,572,840 | $1,572,840 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,422,009 | $1,422,009 | +0.0% |
| Total Tax 2026 = estimate |
~$29,101
Estimated
|
~$29,101
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,851,101 | $1,422,009 | -429,092 (-23.2%) |
| Taxable Value | $1,706,411 | $1,422,009 | -284,402 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,422,009 | $1,572,840 | — | — | $1,422,009 | $1,422,009 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,422,009 | $1,572,840 | — | — | $1,422,009 | $1,422,009 | ~$29,101 | Partial |
| 2024 | $1,600,000 | — | — | −$27,160 | $1,572,840 | $— | $32,115 | Verified |
| 2023 | $960,444 | — | — | — | $1,572,840 ! | $— | $28,948 | Verified |
| 2022 | $959,841 | — | — | −$42,351 | $917,490 | $— | $18,968 | Verified |
| 2021 | $1,002,260 | — | — | −$84,770 | $917,490 | $— | $20,893 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +30.2% | +20.0% | 92.2% | Not available | Partial |
| 2025 | -12.2% | -12.2% | ~100% | Not available | Partial |
| 2024 | +1.3% | +1.3% | ~100% | 1.9800% | Verified |
| 2023 | +56.6% | +56.6% | ~100% | 1.8100% | Verified |
| 2022 | +6.4% | +6.4% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 2.0800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +48.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +10.3% | +9.1% | +66.6% | 2024 | -11.1% | 2025 |
| Assessment Ratio | 100.0% | 108.2% | — | 163.8% | 2023 | 91.5% | 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 |
$29,101 | $26,005 | ~$36,197 | $32,115 | 2024 | $18,968 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,551,968 | ~$1,551,968 | ~2.0139% | ~$31,256 | +9.1% |
| 2027 | ~$1,693,805 | ~$1,693,805 | ~1.9814% | ~$33,561 | +19.1% |
| 2028 | ~$1,848,604 | ~$1,848,604 | ~1.9488% | ~$36,026 | +30.0% |
| 2029 | ~$2,017,550 | ~$2,017,550 | ~1.9163% | ~$38,662 | +41.9% |
| 2030 | ~$2,201,936 | ~$2,201,936 | ~1.8837% | ~$41,479 | +54.8% |
| 2026 | ~$1,523,528 | ~$1,523,528 | ~2.0465% | ~$31,179 | +7.1% |
| 2027 | ~$1,632,295 | ~$1,632,295 | ~2.0465% | ~$33,405 | +14.8% |
| 2028 | ~$1,748,826 | ~$1,748,826 | ~2.0465% | ~$35,789 | +23.0% |
| 2029 | ~$1,873,677 | ~$1,873,677 | ~2.0465% | ~$38,345 | +31.8% |
| 2030 | ~$2,007,442 | ~$2,007,442 | ~2.0465% | ~$41,082 | +41.2% |
| 2026 | ~$1,580,408 | ~$1,564,210 | ~1.9977% | ~$31,248 | +11.1% |
| 2027 | ~$1,756,452 | ~$1,720,631 | ~1.9488% | ~$33,532 | +23.5% |
| 2028 | ~$1,952,106 | ~$1,892,694 | ~1.9000% | ~$35,962 | +37.3% |
| 2029 | ~$2,169,553 | ~$2,081,963 | ~1.8512% | ~$38,541 | +52.6% |
| 2030 | ~$2,411,223 | ~$2,290,160 | ~1.8024% | ~$41,277 | +69.6% |
In 2025, this property's market value of $1,422,009 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +0% 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 | $1,422,009 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,600,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $960,444 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $959,841 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,002,260 | $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.