2910 S CONGRESS AVE TX 78704
| Owner | AUSTIN HOUSING FINANCE CORPORATION |
|---|---|
| Parcel ID | 0405030829 |
| Short ID | 307320 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 6,718 SF |
| Land SF | 57,720 SF |
| Acres | 1.325 |
| Year Built | 1968 |
| Legal | LOT 1 KENNEDY ABRAHAM SUBD |
| Neighborhood | 32CEN |
| Land | $6,926,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,926,400 |
| Improvement | $133,918 |
|---|---|
| Total Improvement | $133,918 |
| Market | $7,060,318 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,060,318 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,060,318 |
| Exemptions (−) | −$5,261,388 |
|---|---|
| Taxable Value | $1,798,930 |
Appreciation: Market value has risen +279.3% from $1,861,348 (2021) to $7,060,318 (2025), a CAGR of 39.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $36,815. 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 98% of market value ($6,926,400 land vs $133,918 improvements), about $120/SF of land. With value concentrated in the land under a ~58-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 $7,060,318, 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 +39.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $37,374,046 by 2030, with an estimated annual tax burden around $214,195. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 45,000 SF | ✗ |
| 1ST | 1st Floor | 6,718 SF | ✓ |
| 611 | TERRACE | 1,444 SF | ✗ |
| 501 | CANOPY | 460 SF | ✗ |
| 541 | FENCE COMM LF | 380 SF | ✗ |
Market value changed by 160% in 2024, 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% | $16,643.70 | $16,643.70 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,426.70 | $9,426.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,761.19 | $6,761.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,123.15 | $2,123.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,860.09 | $1,860.09 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $36,814.83 | $36,814.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,118,000 | $7,060,318 | +15.0% |
| Assessed Value | $8,118,000 | $7,060,318 | +15.0% |
| Land Value | $8,118,000 | $6,926,400 | +17.2% |
| Improvement Value | — | $133,918 | — |
| Taxable Value | — | $1,798,930 | — |
| Exemptions | — | F | |
| Total Tax | Pending certification |
~$36,815
Partial
|
|
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,118,000 | $8,118,000 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,118,000 | $8,118,000 | — | — | $8,118,000 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,060,318 | $6,926,400 | $133,918 | — | $7,060,318 | $1,798,930 | ~$36,815 | Partial |
| 2024 | $2,769,522 | — | — | −$270,476 | $2,499,046 | $— | $142,538 | Verified |
| 2023 | $2,021,079 | — | — | — | $2,499,000 ! | $— | $50,108 | Verified |
| 2022 | $1,864,632 | — | — | −$198,632 | $1,666,000 | $— | $39,915 | Verified |
| 2021 | $1,861,348 | — | — | −$195,348 | $1,666,000 | $— | $40,587 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +15.0% | +15.0% | ~100% | Not available | Partial |
| 2025 | -1.8% | -1.8% | ~100% | Not available | Partial |
| 2024 | +159.7% ! | +159.7% | ~100% | 1.9800% | Verified |
| 2023 | +37.0% | +37.0% | ~100% | 1.8100% | Verified |
| 2022 | +8.4% | +8.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +278.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +15.0% | +43.1% | +35.9% | +154.9% | 2025 | +0.2% | 2022 |
| Assessment Ratio | 100.0% | 98.8% | — | 123.6% | 2023 | 89.3% | 2022 |
| Effective Tax Rate (2025) | 0.5200% | 0.5200% | — | 0.5200% | 2025 | 0.5200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$36,815 | $61,992 | ~$184,220 | $142,538 | 2024 | $36,815 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,853,112 | ~$7,766,350 | ~2.0139% | ~$156,409 | +39.6% |
| 2027 | ~$13,750,630 | ~$8,542,985 | ~1.9814% | ~$169,270 | +94.8% |
| 2028 | ~$19,189,859 | ~$9,397,283 | ~1.9488% | ~$183,138 | +171.8% |
| 2029 | ~$26,780,640 | ~$10,337,012 | ~1.9163% | ~$198,087 | +279.3% |
| 2030 | ~$37,374,046 | ~$11,370,713 | ~1.8837% | ~$214,195 | +429.4% |
| 2026 | ~$9,711,906 | ~$7,766,350 | ~2.0465% | ~$158,937 | +37.6% |
| 2027 | ~$13,359,330 | ~$8,542,985 | ~2.0465% | ~$174,831 | +89.2% |
| 2028 | ~$18,376,588 | ~$9,397,283 | ~2.0465% | ~$192,314 | +160.3% |
| 2029 | ~$25,278,138 | ~$10,337,012 | ~2.0465% | ~$211,545 | +258.0% |
| 2030 | ~$34,771,650 | ~$11,370,713 | ~2.0465% | ~$232,700 | +392.5% |
| 2026 | ~$9,994,319 | ~$7,766,350 | ~1.9977% | ~$155,145 | +41.6% |
| 2027 | ~$14,147,579 | ~$8,542,985 | ~1.9488% | ~$166,489 | +100.4% |
| 2028 | ~$20,026,777 | ~$9,397,283 | ~1.9000% | ~$178,550 | +183.7% |
| 2029 | ~$28,349,146 | ~$10,337,012 | ~1.8512% | ~$191,358 | +301.5% |
| 2030 | ~$40,129,978 | ~$11,370,713 | ~1.8024% | ~$204,942 | +468.4% |
In 2025, this property's market value of $7,060,318 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,060,318 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,769,522 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,021,079 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,864,632 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,861,348 | $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.