2110 S CONGRESS AVE TX 78704
| Owner | HARTFORD PROPERTIES LLC |
|---|---|
| Parcel ID | 0402011601 |
| Short ID | 303629 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,876 SF |
| Land SF | 12,702 SF |
| Acres | 0.292 |
| Year Built | 1948 |
| Legal | LOT 1 & 2 BLK A RICHARDSON P L |
| Neighborhood | 30CEN |
| Land | $2,159,357 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,159,357 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,145,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,145,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,145,000 |
| Taxable Value | $2,145,000 |
|---|
Appreciation: Market value has risen +50.6% from $1,424,503 (2021) to $2,145,000 (2025), a CAGR of 10.8% 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 $43,897. 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 101% of market value ($2,159,357 land vs $0 improvements), about $170/SF of land. With value concentrated in the land under a ~78-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 $2,145,000, 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 +10.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,577,933 by 2030, with an estimated annual tax burden around $65,075. 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 | 8,061 SF | ✗ |
| 1ST | 1st Floor | 3,876 SF | ✓ |
| 611 | TERRACE | 694 SF | ✗ |
| 501 | CANOPY | 368 SF | ✗ |
| 327 | STORAGE COMM'L | 36 SF | ✓ |
| 435 | FENCE IRON LF | 7 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% | $19,845.54 | $19,845.54 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,240.16 | $11,240.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,061.88 | $8,061.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,531.59 | $2,531.59 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,217.93 | $2,217.93 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $43,897.10 | $43,897.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,100,000 | $2,145,000 | -2.1% |
| Assessed Value | $2,100,000 | $2,145,000 | -2.1% |
| Land Value | $2,159,357 | $2,159,357 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $2,100,000 | $2,145,000 | -2.1% |
| Total Tax 2026 = estimate |
~$42,976
Estimated
|
~$43,897
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,100,000 | $2,100,000 | +0 (+0.0%) |
| Taxable Value | $2,100,000 | $2,100,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,100,000 | $2,159,357 | — | — | $2,100,000 | $2,100,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,145,000 | $2,159,357 | — | — | $2,145,000 | $2,145,000 | ~$43,897 | Partial |
| 2024 | $2,145,000 | — | — | — | $2,145,000 | $— | $42,510 | Verified |
| 2023 | $1,699,133 | — | — | — | $2,145,000 ! | $— | $38,808 | Verified |
| 2022 | $1,634,336 | — | — | −$300,615 | $1,333,721 | $— | $33,557 | Verified |
| 2021 | $1,424,503 | — | — | −$90,782 | $1,333,721 | $— | $35,574 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.1% | -2.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +26.2% | +26.2% | ~100% | 1.8100% | Verified |
| 2022 | +4.0% | +4.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.1% | +8.6% | +11.2% | +26.2% | 2024 | -2.1% | 2026 |
| Assessment Ratio | 100.0% | 100.2% | — | 126.2% | 2023 | 81.6% | 2022 |
| 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 |
$43,897 | $38,869 | ~$55,968 | $43,897 | 2025 | $33,557 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,376,120 | ~$2,359,500 | ~2.0139% | ~$47,519 | +10.8% |
| 2027 | ~$2,632,142 | ~$2,595,450 | ~1.9814% | ~$51,426 | +22.7% |
| 2028 | ~$2,915,750 | ~$2,854,995 | ~1.9488% | ~$55,639 | +35.9% |
| 2029 | ~$3,229,916 | ~$3,140,495 | ~1.9163% | ~$60,181 | +50.6% |
| 2030 | ~$3,577,933 | ~$3,454,544 | ~1.8837% | ~$65,075 | +66.8% |
| 2026 | ~$2,333,220 | ~$2,333,220 | ~2.0465% | ~$47,749 | +8.8% |
| 2027 | ~$2,537,955 | ~$2,537,955 | ~2.0465% | ~$51,939 | +18.3% |
| 2028 | ~$2,760,655 | ~$2,760,655 | ~2.0465% | ~$56,496 | +28.7% |
| 2029 | ~$3,002,897 | ~$3,002,897 | ~2.0465% | ~$61,454 | +40.0% |
| 2030 | ~$3,266,396 | ~$3,266,396 | ~2.0465% | ~$66,846 | +52.3% |
| 2026 | ~$2,419,020 | ~$2,359,500 | ~1.9977% | ~$47,135 | +12.8% |
| 2027 | ~$2,728,044 | ~$2,595,450 | ~1.9488% | ~$50,581 | +27.2% |
| 2028 | ~$3,076,547 | ~$2,854,995 | ~1.9000% | ~$54,245 | +43.4% |
| 2029 | ~$3,469,569 | ~$3,140,495 | ~1.8512% | ~$58,137 | +61.8% |
| 2030 | ~$3,912,800 | ~$3,454,544 | ~1.8024% | ~$62,264 | +82.4% |
In 2025, this property's market value of $2,145,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +51% 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 | $2,145,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,145,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,699,133 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,634,336 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,424,503 | $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.