2316 S 1 ST TX 78704
| Owner | SERENDIPITY PROPERTIES INC |
|---|---|
| Parcel ID | 0402030916 |
| Short ID | 303797 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 444 SF |
| Land SF | 18,599 SF |
| Acres | 0.427 |
| Year Built | 1989 |
| Legal | LOT 4 LESS 2 SQ FT & LOT 6 LESS S 728SQ FT & LOT 5 BLK B LOMA LINDA |
| Neighborhood | 33CEN |
| Land | $2,213,281 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,213,281 |
| Improvement | $11,131 |
|---|---|
| Total Improvement | $11,131 |
| Market | $2,224,412 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,224,412 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,224,412 |
| Taxable Value | $2,224,412 |
|---|
| Total Due | $52,350.61 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +74.8% from $1,272,842 (2021) to $2,224,412 (2025), a CAGR of 15.0% 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 $45,522. 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 99% of market value ($2,213,281 land vs $11,131 improvements), about $119/SF of land. With value concentrated in the land under a ~37-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 $2,224,412, 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 +15.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,469,574 by 2030, with an estimated annual tax burden around $67,484. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $52,350.61 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 444 SF | ✓ |
| 551 | PAVED AREA | 400 SF | ✗ |
| 611 | TERRACE | 350 SF | ✗ |
| 501 | CANOPY | 140 SF | ✗ |
| 541 | FENCE COMM LF | 115 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +1,033 |
| Travis County | 0.3444% | 0.3758% | +698 |
| Austin ISD | 0.9505% | 0.9252% | -563 |
| Travis Central Health | 0.1080% | 0.1180% | +224 |
| Austin Community College | 0.1013% | 0.1034% | +47 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $20,580.26 | $— | $20,580.26 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,656.30 | $— | $11,656.30 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,360.34 | $— | $8,360.34 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,625.32 | $— | $2,625.32 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,300.04 | $— | $2,300.04 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $45,522.26 | $0.00 | $45,522.26 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,314,265 | $2,224,412 | +4.0% |
| Assessed Value | $2,314,265 | $2,224,412 | +4.0% |
| Land Value | $2,213,281 | $2,213,281 | +0.0% |
| Improvement Value | $100,984 | $11,131 | +807.2% |
| Taxable Value | $2,314,265 | $2,224,412 | +4.0% |
| Total Tax 2026 = estimate |
~$47,361
Estimated
|
$45,522 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,314,265 | $2,314,265 | +0 (+0.0%) |
| Taxable Value | $2,314,265 | $2,314,265 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,314,265 | $2,213,281 | $100,984 | — | $2,314,265 | $2,314,265 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,224,412 | $2,213,281 | $11,131 | — | $2,224,412 | $2,224,412 | $45,522 | Verified |
| 2024 | $2,236,721 | — | — | −$23,440 | $2,213,281 | $— | $44,306 | Verified |
| 2023 | $1,281,337 | — | — | — | $2,213,281 ! | $— | $40,468 | Verified |
| 2022 | $1,281,131 | — | — | −$16,399 | $1,264,732 | $— | $25,305 | Verified |
| 2021 | $1,272,842 | — | — | −$8,110 | $1,264,732 | $— | $27,886 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.0% | +4.0% | ~100% | Not available | Partial |
| 2025 | -0.5% | -0.5% | ~100% | 2.0500% | Verified |
| 2024 | -0.0% | -0.0% | ~100% | 1.9800% | Verified |
| 2023 | +74.6% | +74.6% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +73.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.0% | +15.7% | +14.1% | +74.6% | 2024 | -0.6% | 2025 |
| Assessment Ratio | 100.0% | 111.6% | — | 172.7% | 2023 | 98.7% | 2022 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $45,522 | $36,698 | ~$58,040 | $45,522 | 2025 | $25,305 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,557,558 | ~$2,446,853 | ~2.0139% | ~$49,278 | +15.0% |
| 2027 | ~$2,940,598 | ~$2,691,539 | ~1.9814% | ~$53,330 | +32.2% |
| 2028 | ~$3,381,005 | ~$2,960,692 | ~1.9488% | ~$57,699 | +52.0% |
| 2029 | ~$3,887,371 | ~$3,256,762 | ~1.9163% | ~$62,409 | +74.8% |
| 2030 | ~$4,469,574 | ~$3,582,438 | ~1.8837% | ~$67,484 | +100.9% |
| 2026 | ~$2,513,069 | ~$2,446,853 | ~2.0465% | ~$50,074 | +13.0% |
| 2027 | ~$2,839,185 | ~$2,691,539 | ~2.0465% | ~$55,082 | +27.6% |
| 2028 | ~$3,207,620 | ~$2,960,692 | ~2.0465% | ~$60,590 | +44.2% |
| 2029 | ~$3,623,866 | ~$3,256,762 | ~2.0465% | ~$66,649 | +62.9% |
| 2030 | ~$4,094,128 | ~$3,582,438 | ~2.0465% | ~$73,314 | +84.1% |
| 2026 | ~$2,602,046 | ~$2,446,853 | ~1.9977% | ~$48,880 | +17.0% |
| 2027 | ~$3,043,790 | ~$2,691,539 | ~1.9488% | ~$52,454 | +36.8% |
| 2028 | ~$3,560,527 | ~$2,960,692 | ~1.9000% | ~$56,254 | +60.1% |
| 2029 | ~$4,164,991 | ~$3,256,762 | ~1.8512% | ~$60,289 | +87.2% |
| 2030 | ~$4,872,073 | ~$3,582,438 | ~1.8024% | ~$64,569 | +119.0% |
In 2025, this property's market value of $2,224,412 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +57% 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 | $2,224,412 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,236,721 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,281,337 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,281,131 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,272,842 | $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.