2810 S 1 ST TX 78704
| Owner | RSL INVESTMENTS LLC |
|---|---|
| Parcel ID | 0404040854 |
| Short ID | 305752 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 6,720 SF |
| Land SF | 10,715 SF |
| Acres | 0.246 |
| Year Built | 1967 |
| Legal | ABS 8 SUR 20 DECKER I ACR .246 |
| Neighborhood | 53SCN |
| Land | $1,392,950 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,392,950 |
| Improvement | $1,187,050 |
|---|---|
| Total Improvement | $1,187,050 |
| Market | $2,580,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,580,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,580,000 |
| Taxable Value | $2,580,000 |
|---|
Appreciation: Market value has risen +75.1% from $1,473,200 (2021) to $2,580,000 (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 $52,799. 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 54% of market value ($1,392,950 land vs $1,187,050 improvements), about $130/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,580,000, 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 +15.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,197,772 by 2030, with an estimated annual tax burden around $78,272. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 5,400 SF | ✗ |
| 1ST | 1st Floor | 3,360 SF | ✓ |
| 2ND | 2nd Floor | 3,360 SF | ✓ |
| 501 | CANOPY | 408 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% | $23,870.16 | $23,870.16 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,519.64 | $13,519.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,696.80 | $9,696.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,044.99 | $3,044.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,667.72 | $2,667.72 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $52,799.31 | $52,799.31 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,827,782 | $2,580,000 | +9.6% |
| Assessed Value | $2,827,782 | $2,580,000 | +9.6% |
| Land Value | $1,392,950 | $1,392,950 | +0.0% |
| Improvement Value | $1,434,832 | $1,187,050 | +20.9% |
| Taxable Value | $2,827,782 | $2,580,000 | +9.6% |
| Total Tax 2026 = estimate |
~$57,870
Estimated
|
~$52,799
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,867,227 | $2,827,782 | -39,445 (-1.4%) |
| Taxable Value | $2,867,227 | $2,827,782 | -39,445 (-1.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,827,782 | $1,392,950 | $1,434,832 | — | $2,827,782 | $2,827,782 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,580,000 | $1,392,950 | $1,187,050 | — | $2,580,000 | $2,580,000 | ~$52,799 | Partial |
| 2024 | $2,190,000 | — | — | −$797,050 | $1,392,950 | $— | $45,825 | Verified |
| 2023 | $1,500,000 | — | — | −$107,050 | $1,392,950 | $— | $39,968 | Verified |
| 2022 | $1,500,000 | — | — | −$749,950 | $750,050 | $— | $29,680 | Verified |
| 2021 | $1,473,200 | — | — | −$723,150 | $750,050 | $— | $32,693 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.1% | +11.1% | ~100% | Not available | Partial |
| 2025 | +1.6% | +1.6% | ~100% | Not available | Partial |
| 2024 | -0.0% | -0.0% | ~100% | 1.8000% | Verified |
| 2023 | +63.2% | +63.2% | ~100% | 1.5700% | Verified |
| 2022 | +1.0% | +1.0% | ~100% | 1.9100% | Verified |
| 2021 | base year | — | ~100% | 2.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +67.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.6% | +15.0% | +13.0% | +46.0% | 2024 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 76.2% | — | 100.0% | 2025 | 50.0% | 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 |
$52,799 | $40,193 | ~$67,318 | $52,799 | 2025 | $29,680 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,967,968 | ~$2,838,000 | ~2.0139% | ~$57,156 | +15.0% |
| 2027 | ~$3,414,277 | ~$3,121,800 | ~1.9814% | ~$61,855 | +32.3% |
| 2028 | ~$3,927,699 | ~$3,433,980 | ~1.9488% | ~$66,923 | +52.2% |
| 2029 | ~$4,518,327 | ~$3,777,378 | ~1.9163% | ~$72,386 | +75.1% |
| 2030 | ~$5,197,772 | ~$4,155,116 | ~1.8837% | ~$78,272 | +101.5% |
| 2026 | ~$2,916,368 | ~$2,838,000 | ~2.0465% | ~$58,079 | +13.0% |
| 2027 | ~$3,296,590 | ~$3,121,800 | ~2.0465% | ~$63,887 | +27.8% |
| 2028 | ~$3,726,383 | ~$3,433,980 | ~2.0465% | ~$70,276 | +44.4% |
| 2029 | ~$4,212,211 | ~$3,777,378 | ~2.0465% | ~$77,303 | +63.3% |
| 2030 | ~$4,761,379 | ~$4,155,116 | ~2.0465% | ~$85,034 | +84.5% |
| 2026 | ~$3,019,568 | ~$2,838,000 | ~1.9977% | ~$56,694 | +17.0% |
| 2027 | ~$3,534,027 | ~$3,121,800 | ~1.9488% | ~$60,839 | +37.0% |
| 2028 | ~$4,136,138 | ~$3,433,980 | ~1.9000% | ~$65,246 | +60.3% |
| 2029 | ~$4,840,833 | ~$3,777,378 | ~1.8512% | ~$69,927 | +87.6% |
| 2030 | ~$5,665,591 | ~$4,155,116 | ~1.8024% | ~$74,891 | +119.6% |
In 2025, this property's market value of $2,580,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +82% 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 | $2,580,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,190,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,500,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,500,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,473,200 | $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.