2008 S CONGRESS AVE TX 78704
| Owner | MONTWALK HOLDINGS LTD |
|---|---|
| Parcel ID | 0402011110 |
| Short ID | 303598 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 3,789 SF |
| Land SF | 14,455 SF |
| Acres | 0.332 |
| Year Built | 1937 |
| Legal | LOT 5 *& S 42.67FT OF LOT 4 BLK B7 SWEETMAN R L ADDN |
| Neighborhood | 31CEN |
| Land | $2,601,900 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,601,900 |
| Improvement | $50,544 |
|---|---|
| Total Improvement | $50,544 |
| Market | $2,652,444 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,652,444 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,652,444 |
| Taxable Value | $2,652,444 |
|---|
Appreciation: Market value has risen +52.2% from $1,742,691 (2021) to $2,652,444 (2025), a CAGR of 11.1% 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 $54,282. 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 98% of market value ($2,601,900 land vs $50,544 improvements), about $180/SF of land. With value concentrated in the land under a ~89-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 $2,652,444, 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 +11.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,484,133 by 2030, with an estimated annual tax burden around $80,469. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,439 SF | ✓ |
| 2ND | 2nd Floor | 1,350 SF | ✓ |
| 611 | TERRACE | 909 SF | ✗ |
| 511 | DECK | 425 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% | $24,540.41 | $24,540.41 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,899.26 | $13,899.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,969.08 | $9,969.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,130.49 | $3,130.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,742.63 | $2,742.63 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $54,281.87 | $54,281.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,469,705 | $2,652,444 | -6.9% |
| Assessed Value | $2,469,705 | $2,652,444 | -6.9% |
| Land Value | $2,601,900 | $2,601,900 | +0.0% |
| Improvement Value | — | $50,544 | — |
| Taxable Value | $2,469,705 | $2,652,444 | -6.9% |
| Total Tax 2026 = estimate |
~$50,542
Estimated
|
~$54,282
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,469,705 | $2,469,705 | +0 (+0.0%) |
| Taxable Value | $2,469,705 | $2,469,705 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,469,705 | $2,601,900 | — | — | $2,469,705 | $2,469,705 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,652,444 | $2,601,900 | $50,544 | — | $2,652,444 | $2,652,444 | ~$54,282 | Partial |
| 2024 | $2,670,000 | — | — | −$68,100 | $2,601,900 | $— | $52,567 | Verified |
| 2023 | $1,594,212 | — | — | — | $2,601,900 ! | $— | $48,307 | Verified |
| 2022 | $1,593,269 | — | — | −$75,494 | $1,517,775 | $— | $31,484 | Verified |
| 2021 | $1,742,691 | — | — | −$224,916 | $1,517,775 | $— | $34,680 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.9% | -6.9% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -0.7% | -0.7% | ~100% | 1.9800% | Verified |
| 2023 | +67.5% | +67.5% | ~100% | 1.8100% | Verified |
| 2022 | +0.1% | +0.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +66.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.9% | +10.3% | +12.7% | +67.5% | 2024 | -8.6% | 2022 |
| Assessment Ratio | 100.0% | 107.2% | — | 163.2% | 2023 | 87.1% | 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 |
$54,282 | $44,264 | ~$69,208 | $54,282 | 2025 | $31,484 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,946,135 | ~$2,917,688 | ~2.0139% | ~$58,760 | +11.1% |
| 2027 | ~$3,272,345 | ~$3,209,457 | ~1.9814% | ~$63,592 | +23.4% |
| 2028 | ~$3,634,675 | ~$3,530,403 | ~1.9488% | ~$68,802 | +37.0% |
| 2029 | ~$4,037,124 | ~$3,883,443 | ~1.9163% | ~$74,418 | +52.2% |
| 2030 | ~$4,484,133 | ~$4,271,788 | ~1.8837% | ~$80,469 | +69.1% |
| 2026 | ~$2,893,086 | ~$2,893,086 | ~2.0465% | ~$59,207 | +9.1% |
| 2027 | ~$3,155,561 | ~$3,155,561 | ~2.0465% | ~$64,578 | +19.0% |
| 2028 | ~$3,441,849 | ~$3,441,849 | ~2.0465% | ~$70,437 | +29.8% |
| 2029 | ~$3,754,109 | ~$3,754,109 | ~2.0465% | ~$76,827 | +41.5% |
| 2030 | ~$4,094,700 | ~$4,094,700 | ~2.0465% | ~$83,797 | +54.4% |
| 2026 | ~$2,999,184 | ~$2,917,688 | ~1.9977% | ~$58,286 | +13.1% |
| 2027 | ~$3,391,252 | ~$3,209,457 | ~1.9488% | ~$62,547 | +27.9% |
| 2028 | ~$3,834,572 | ~$3,530,403 | ~1.9000% | ~$67,078 | +44.6% |
| 2029 | ~$4,335,846 | ~$3,883,443 | ~1.8512% | ~$71,890 | +63.5% |
| 2030 | ~$4,902,649 | ~$4,271,788 | ~1.8024% | ~$76,993 | +84.8% |
In 2025, this property's market value of $2,652,444 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +87% 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 | $2,652,444 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,670,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,594,212 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,593,269 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,742,691 | $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.