2810 S CONGRESS AVE TX 78704
| Owner | GFY INVESTMENTS LLC |
|---|---|
| Parcel ID | 0405030825 |
| Short ID | 307317 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,637 SF |
| Land SF | 71,786 SF |
| Acres | 1.648 |
| Year Built | 1962 |
| Legal | ACR 1.648 ROBARDS SUBD |
| Neighborhood | 20CEN |
| Land | $4,307,160 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,307,160 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,650,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,650,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,650,000 |
| Taxable Value | $3,650,000 |
|---|
Appreciation: Market value has risen +27.0% from $2,873,000 (2021) to $3,650,000 (2025), a CAGR of 6.2% 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 $74,697. 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 118% of market value ($4,307,160 land vs $0 improvements), about $60/SF of land. With value concentrated in the land under a ~64-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 $3,650,000, this parcel sits in the top quartile (≥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 +6.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,923,109 by 2030, with an estimated annual tax burden around $92,739. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 3,360 SF | ✗ |
| 1ST | 1st Floor | 2,637 SF | ✓ |
| 611 | TERRACE | 828 SF | ✗ |
| 501 | CANOPY | 768 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 418 SF | ✓ |
| UBSMT | Unfinished Basement | 288 SF | ✓ |
| 435 | FENCE IRON LF | 100 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 21 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522C | FIREPLACE COMM | 1 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% | $33,769.80 | $33,769.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $19,126.62 | $19,126.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,718.34 | $13,718.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,307.84 | $4,307.84 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,774.10 | $3,774.10 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $74,696.70 | $74,696.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,650,000 | $3,650,000 | +0.0% |
| Assessed Value | $3,650,000 | $3,650,000 | +0.0% |
| Land Value | $4,307,160 | $4,307,160 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,650,000 | $3,650,000 | +0.0% |
| Total Tax 2026 = estimate |
~$74,697
Estimated
|
~$74,697
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,378,901 | $3,650,000 | -728,901 (-16.6%) |
| Taxable Value | $4,378,901 | $3,650,000 | -728,901 (-16.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,650,000 | $4,307,160 | — | — | $3,650,000 | $3,650,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,650,000 | $4,307,160 | — | — | $3,650,000 | $3,650,000 | ~$74,697 | Partial |
| 2024 | $3,649,150 | — | — | — | $4,307,160 ! | $— | $86,051 | Verified |
| 2023 | $2,931,290 | — | — | — | $3,649,150 ! | $— | $66,022 | Verified |
| 2022 | $2,931,290 | — | — | −$59,850 | $2,871,440 | $— | $57,891 | Verified |
| 2021 | $2,873,000 | — | — | −$1,560 | $2,871,440 | $— | $63,805 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +20.0% | +20.0% | ~100% | Not available | Partial |
| 2025 | -16.6% | -16.6% | ~100% | Not available | Partial |
| 2024 | +19.9% | +19.9% | ~100% | 1.9700% | Verified |
| 2023 | +24.5% | +24.5% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +5.3% | +6.2% | +24.5% | 2024 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 106.7% | — | 124.5% | 2023 | 98.0% | 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 |
$74,697 | $69,693 | ~$85,256 | $86,051 | 2024 | $57,891 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,875,093 | ~$3,875,093 | ~2.0139% | ~$78,042 | +6.2% |
| 2027 | ~$4,114,068 | ~$4,114,068 | ~1.9814% | ~$81,516 | +12.7% |
| 2028 | ~$4,367,780 | ~$4,367,780 | ~1.9488% | ~$85,121 | +19.7% |
| 2029 | ~$4,637,139 | ~$4,637,139 | ~1.9163% | ~$88,861 | +27.0% |
| 2030 | ~$4,923,109 | ~$4,923,109 | ~1.8837% | ~$92,739 | +34.9% |
| 2026 | ~$3,802,093 | ~$3,802,093 | ~2.0465% | ~$77,809 | +4.2% |
| 2027 | ~$3,960,524 | ~$3,960,524 | ~2.0465% | ~$81,052 | +8.5% |
| 2028 | ~$4,125,557 | ~$4,125,557 | ~2.0465% | ~$84,429 | +13.0% |
| 2029 | ~$4,297,467 | ~$4,297,467 | ~2.0465% | ~$87,947 | +17.7% |
| 2030 | ~$4,476,540 | ~$4,476,540 | ~2.0465% | ~$91,612 | +22.6% |
| 2026 | ~$3,948,093 | ~$3,948,093 | ~1.9977% | ~$78,870 | +8.2% |
| 2027 | ~$4,270,532 | ~$4,270,532 | ~1.9488% | ~$83,226 | +17.0% |
| 2028 | ~$4,619,304 | ~$4,619,304 | ~1.9000% | ~$87,768 | +26.6% |
| 2029 | ~$4,996,560 | ~$4,996,560 | ~1.8512% | ~$92,496 | +36.9% |
| 2030 | ~$5,404,626 | ~$5,404,626 | ~1.8024% | ~$97,411 | +48.1% |
In 2025, this property's market value of $3,650,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +157% 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 | $3,650,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,649,150 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,931,290 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,931,290 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,873,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 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.