2448 S 1 ST TX 78704
| Owner | CAMARENA DANIEL & MARIA DEL CAMARENA |
|---|---|
| Parcel ID | 0404040711 |
| Short ID | 305700 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,439 SF |
| Land SF | 6,900 SF |
| Acres | 0.158 |
| Year Built | 1963 |
| Legal | ABS 8 SUR 20 DECKER I 69 X 91 FT AV |
| Neighborhood | 32CEN |
| Land | $966,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $966,000 |
| Improvement | $50,742 |
|---|---|
| Total Improvement | $50,742 |
| Market | $1,016,742 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,016,742 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,016,742 |
| Taxable Value | $1,016,742 |
|---|
| Total Due | $23,858.25 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +26.5% from $803,772 (2021) to $1,016,742 (2025), a CAGR of 6.1% over 4 years. This represents moderate, steady growth. 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 $20,807. 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 95% of market value ($966,000 land vs $50,742 improvements), about $140/SF of land. With value concentrated in the land under a ~63-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 $1,016,742, this parcel sits in the lower-middle (25th–50th 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 +6.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,363,980 by 2030, with an estimated annual tax burden around $25,694. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $23,858.25 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 3,200 SF | ✗ |
| 1ST | 1st Floor | 2,439 SF | ✓ |
| 501 | CANOPY | 427 SF | ✗ |
| 611 | TERRACE | 427 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +472 |
| Travis County | 0.3444% | 0.3758% | +319 |
| Austin ISD | 0.9505% | 0.9252% | -257 |
| Travis Central Health | 0.1080% | 0.1180% | +102 |
| Austin Community College | 0.1013% | 0.1034% | +21 |
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% | $9,406.90 | $27.66 | $9,379.24 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,327.90 | $15.66 | $5,312.24 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,821.37 | $11.23 | $3,810.14 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,199.99 | $3.53 | $1,196.46 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,051.31 | $3.09 | $1,048.22 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,807.47 | $61.17 | $20,746.30 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,019,810 | $1,016,742 | +0.3% |
| Assessed Value | $1,019,810 | $1,016,742 | +0.3% |
| Land Value | $966,000 | $966,000 | +0.0% |
| Improvement Value | $53,810 | $50,742 | +6.0% |
| Taxable Value | $1,019,810 | $1,016,742 | +0.3% |
| Total Tax 2026 = estimate |
~$20,870
Estimated
|
$20,807 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,019,810 | $1,019,810 | +0 (+0.0%) |
| Taxable Value | $1,019,810 | $1,019,810 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,019,810 | $966,000 | $53,810 | — | $1,019,810 | $1,019,810 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,016,742 | $966,000 | $50,742 | — | $1,016,742 | $1,016,742 | $20,807 | Verified |
| 2024 | $1,068,652 | — | — | −$102,652 | $966,000 | $— | $21,139 | Verified |
| 2023 | $676,802 | — | — | — | $966,000 ! | $— | $19,335 | Verified |
| 2022 | $625,958 | — | — | −$73,958 | $552,000 | $— | $13,366 | Verified |
| 2021 | $803,772 | — | — | −$251,772 | $552,000 | $— | $13,625 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | -4.7% | -4.7% | ~100% | 2.0500% | Verified |
| 2024 | -0.2% | -0.2% | ~100% | 1.9800% | Verified |
| 2023 | +57.9% | +57.9% | ~100% | 1.8100% | Verified |
| 2022 | +8.1% | +8.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.7000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +62.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | +7.9% | +6.0% | +57.9% | 2024 | -22.1% | 2022 |
| Assessment Ratio | 100.0% | 98.3% | — | 142.7% | 2023 | 68.7% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $20,807 | $17,654 | ~$23,670 | $21,139 | 2024 | $13,366 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,078,277 | ~$1,078,277 | ~2.0139% | ~$21,716 | +6.1% |
| 2027 | ~$1,143,536 | ~$1,143,536 | ~1.9814% | ~$22,658 | +12.5% |
| 2028 | ~$1,212,744 | ~$1,212,744 | ~1.9488% | ~$23,634 | +19.3% |
| 2029 | ~$1,286,141 | ~$1,286,141 | ~1.9163% | ~$24,646 | +26.5% |
| 2030 | ~$1,363,980 | ~$1,363,980 | ~1.8837% | ~$25,694 | +34.2% |
| 2026 | ~$1,057,942 | ~$1,057,942 | ~2.0465% | ~$21,651 | +4.1% |
| 2027 | ~$1,100,811 | ~$1,100,811 | ~2.0465% | ~$22,528 | +8.3% |
| 2028 | ~$1,145,418 | ~$1,145,418 | ~2.0465% | ~$23,441 | +12.7% |
| 2029 | ~$1,191,832 | ~$1,191,832 | ~2.0465% | ~$24,391 | +17.2% |
| 2030 | ~$1,240,127 | ~$1,240,127 | ~2.0465% | ~$25,379 | +22.0% |
| 2026 | ~$1,098,612 | ~$1,098,612 | ~1.9977% | ~$21,947 | +8.1% |
| 2027 | ~$1,187,073 | ~$1,187,073 | ~1.9488% | ~$23,134 | +16.8% |
| 2028 | ~$1,282,658 | ~$1,282,658 | ~1.9000% | ~$24,371 | +26.2% |
| 2029 | ~$1,385,940 | ~$1,385,940 | ~1.8512% | ~$25,656 | +36.3% |
| 2030 | ~$1,497,538 | ~$1,497,538 | ~1.8024% | ~$26,991 | +47.3% |
In 2025, this property's market value of $1,016,742 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -28% below 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 | $1,016,742 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,068,652 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $676,802 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $625,958 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $803,772 | $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.