2606 S 1 ST TX 78704
| Owner | CARDONA & ALTUVE |
|---|---|
| Parcel ID | 0404041210 |
| Short ID | 305800 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,768 SF |
| Land SF | 6,946 SF |
| Acres | 0.159 |
| Year Built | 1976 |
| Legal | LOT 5 LESS E 10FT BLK A OAK RIDGE HEIGHTS SEC 1 |
| Neighborhood | 59SCN |
| Land | $902,980 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $902,980 |
| Improvement | $197,020 |
|---|---|
| Total Improvement | $197,020 |
| Market | $1,100,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,100,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,100,000 |
| Taxable Value | $1,100,000 |
|---|
Appreciation: Market value has risen +72.2% from $638,824 (2021) to $1,100,000 (2025), a CAGR of 14.6% 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 3 taxing entities is 1.1466% in 2025 (-0.0131% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $12,613. Austin ISD is the largest single contributor, at 80.7% 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 82% of market value ($902,980 land vs $197,020 improvements), about $130/SF of land. With value concentrated in the land under a ~50-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 $1,100,000, 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 +14.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,169,737 by 2030, with an estimated annual tax burden around $17,397. 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 | 3,100 SF | ✗ |
| 1ST | 1st Floor | 1,768 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,768 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 396 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% | $10,177.20 | $10,177.20 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,298.25 | $1,298.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,137.40 | $1,137.40 | Paid |
| Combined Rate | 1.2783% | 1.1940% | 1.0588% | 1.1598% | 1.1466% | -0.0131% | $12,612.85 | $12,612.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,302,000 | $1,100,000 | +18.4% |
| Assessed Value | $1,302,000 | $1,100,000 | +18.4% |
| Land Value | $902,980 | $902,980 | +0.0% |
| Improvement Value | $399,020 | $197,020 | +102.5% |
| Taxable Value | — | $1,100,000 | — |
| Exemptions | — | ! | |
| Total Tax | Pending certification |
~$12,613
Partial
|
|
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,302,000 | $1,302,000 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,302,000 | $902,980 | $399,020 | — | $1,302,000 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,100,000 | $902,980 | $197,020 | — | $1,100,000 | $1,100,000 | ~$12,613 | Partial |
| 2024 | $1,016,900 | — | — | −$113,920 | $902,980 | $— | $22,480 | Verified |
| 2023 | $631,203 | — | — | — | $902,980 ! | $— | $18,398 | Verified |
| 2022 | $611,049 | — | — | −$124,829 | $486,220 | $— | $12,466 | Verified |
| 2021 | $638,824 | — | — | −$152,604 | $486,220 | $— | $13,301 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +18.4% | +18.4% | ~100% | Not available | Partial |
| 2025 | -3.0% | -3.0% | ~100% | Not available | Partial |
| 2024 | +1.0% | +1.0% | ~100% | 1.9800% | Verified |
| 2023 | +67.2% | +67.2% | ~100% | 1.6400% | Verified |
| 2022 | +4.4% | +4.4% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 2.0800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +71.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +18.4% | +17.3% | +11.0% | +61.1% | 2024 | -4.3% | 2022 |
| Assessment Ratio | 100.0% | 97.9% | — | 143.1% | 2023 | 76.1% | 2021 |
| Effective Tax Rate (2025) | 1.1500% | 1.1500% | — | 1.1500% | 2025 | 1.1500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$12,613 | $15,852 | ~$15,389 | $22,480 | 2024 | $12,466 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,260,073 | ~$1,210,000 | ~1.1137% | ~$13,476 | +14.6% |
| 2027 | ~$1,443,439 | ~$1,331,000 | ~1.0808% | ~$14,385 | +31.2% |
| 2028 | ~$1,653,489 | ~$1,464,100 | ~1.0479% | ~$15,342 | +50.3% |
| 2029 | ~$1,894,105 | ~$1,610,510 | ~1.0149% | ~$16,346 | +72.2% |
| 2030 | ~$2,169,737 | ~$1,771,561 | ~0.9820% | ~$17,397 | +97.2% |
| 2026 | ~$1,238,073 | ~$1,210,000 | ~1.1466% | ~$13,874 | +12.6% |
| 2027 | ~$1,393,476 | ~$1,331,000 | ~1.1466% | ~$15,262 | +26.7% |
| 2028 | ~$1,568,386 | ~$1,464,100 | ~1.1466% | ~$16,788 | +42.6% |
| 2029 | ~$1,765,250 | ~$1,610,510 | ~1.1466% | ~$18,466 | +60.5% |
| 2030 | ~$1,986,826 | ~$1,771,561 | ~1.1466% | ~$20,313 | +80.6% |
| 2026 | ~$1,282,073 | ~$1,210,000 | ~1.0972% | ~$13,277 | +16.6% |
| 2027 | ~$1,494,282 | ~$1,331,000 | ~1.0479% | ~$13,947 | +35.8% |
| 2028 | ~$1,741,616 | ~$1,464,100 | ~0.9985% | ~$14,619 | +58.3% |
| 2029 | ~$2,029,889 | ~$1,610,510 | ~0.9491% | ~$15,285 | +84.5% |
| 2030 | ~$2,365,878 | ~$1,771,561 | ~0.8997% | ~$15,939 | +115.1% |
In 2025, this property's market value of $1,100,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -22% 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 | $1,100,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,016,900 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $631,203 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $611,049 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $638,824 | $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.