2608 S 1 ST TX 78704
| Owner | CARDONA & ALTUVE |
|---|---|
| Parcel ID | 0404041211 |
| Short ID | 305801 |
| Type | Real |
| Use Code | 10 Manufactured Commercial Bldg |
| Valuation | Cost |
| Improvement SF | 1,038 SF |
| Land SF | 6,946 SF |
| Acres | 0.159 |
| Year Built | 2012 |
| Legal | LOT 4 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 | $12,020 |
|---|---|
| Total Improvement | $12,020 |
| Market | $915,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $915,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $915,000 |
| Taxable Value | $915,000 |
|---|
Appreciation: Market value has risen +80.5% from $506,900 (2021) to $915,000 (2025), a CAGR of 15.9% 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 $10,492. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 99% of market value ($902,980 land vs $12,020 improvements), about $130/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $915,000, 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 +15.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,914,453 by 2030, with an estimated annual tax burden around $14,471. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,038 SF | ✓ |
| 511 | DECK | 474 SF | ✗ |
Market value changed by 82% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $8,465.58 | $8,465.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,079.91 | $1,079.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $946.11 | $946.11 | Paid |
| Combined Rate | 1.2783% | 1.1940% | 1.0588% | 1.1598% | 1.1466% | -0.0131% | $10,491.60 | $10,491.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $915,000 | $915,000 | +0.0% |
| Assessed Value | $915,000 | $915,000 | +0.0% |
| Land Value | $902,980 | $902,980 | +0.0% |
| Improvement Value | $12,020 | $12,020 | +0.0% |
| Taxable Value | — | $915,000 | — |
| Exemptions | — | ! | |
| Total Tax | Pending certification |
~$10,492
Partial
|
|
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $915,000 | $915,000 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $915,000 | $902,980 | $12,020 | — | $915,000 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $915,000 | $902,980 | $12,020 | — | $915,000 | $915,000 | ~$10,492 | Partial |
| 2024 | $879,997 | — | — | — | $900,000 ! | $— | $17,836 | Verified |
| 2023 | $481,373 | — | — | — | $902,980 ! | $— | $15,921 | Verified |
| 2022 | $512,099 | — | — | −$30,726 | $481,373 | $— | $9,507 | Verified |
| 2021 | $506,900 | — | — | −$20,680 | $486,220 | $— | $11,147 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +1.7% | +1.7% | ~100% | Not available | Partial |
| 2024 | -3.6% | -3.6% | ~100% | 1.9800% | Verified |
| 2023 | +82.4% ! | +82.4% | ~100% | 1.7000% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +78.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +16.4% | +15.9% | +82.8% | 2024 | -6.0% | 2023 |
| Assessment Ratio | 100.0% | 113.3% | — | 187.6% | 2023 | 94.0% | 2022 |
| 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 |
$10,492 | $12,981 | ~$12,801 | $17,836 | 2024 | $9,507 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,060,586 | ~$1,006,500 | ~1.1137% | ~$11,209 | +15.9% |
| 2027 | ~$1,229,336 | ~$1,107,150 | ~1.0808% | ~$11,966 | +34.4% |
| 2028 | ~$1,424,935 | ~$1,217,865 | ~1.0479% | ~$12,761 | +55.7% |
| 2029 | ~$1,651,657 | ~$1,339,652 | ~1.0149% | ~$13,597 | +80.5% |
| 2030 | ~$1,914,453 | ~$1,473,617 | ~0.9820% | ~$14,471 | +109.2% |
| 2026 | ~$1,042,286 | ~$1,006,500 | ~1.1466% | ~$11,541 | +13.9% |
| 2027 | ~$1,187,278 | ~$1,107,150 | ~1.1466% | ~$12,695 | +29.8% |
| 2028 | ~$1,352,441 | ~$1,217,865 | ~1.1466% | ~$13,964 | +47.8% |
| 2029 | ~$1,540,579 | ~$1,339,652 | ~1.1466% | ~$15,361 | +68.4% |
| 2030 | ~$1,754,889 | ~$1,473,617 | ~1.1466% | ~$16,897 | +91.8% |
| 2026 | ~$1,078,886 | ~$1,006,500 | ~1.0972% | ~$11,044 | +17.9% |
| 2027 | ~$1,272,125 | ~$1,107,150 | ~1.0479% | ~$11,601 | +39.0% |
| 2028 | ~$1,499,976 | ~$1,217,865 | ~0.9985% | ~$12,160 | +63.9% |
| 2029 | ~$1,768,636 | ~$1,339,652 | ~0.9491% | ~$12,714 | +93.3% |
| 2030 | ~$2,085,417 | ~$1,473,617 | ~0.8997% | ~$13,258 | +127.9% |
In 2025, this property's market value of $915,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -35% 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 | $915,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $879,997 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $481,373 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $512,099 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $506,900 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 25% | 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.