3000 S CONGRESS AVE TX
| Owner | T & N REALESTATE GROUP LLC |
|---|---|
| Parcel ID | 0405031004 |
| Short ID | 307336 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 5,000 SF |
| Land SF | 12,750 SF |
| Acres | 0.293 |
| Year Built | 1965 |
| Legal | LOT 4&5 BLK 5 BRACKENRIDGE HEIGHTS |
| Neighborhood | 48CEN |
| Land | $1,530,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,530,000 |
| Improvement | $379,410 |
|---|---|
| Total Improvement | $379,410 |
| Market | $1,909,410 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,909,410 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,909,410 |
| Taxable Value | $1,909,410 |
|---|
Appreciation: Market value has risen +56.5% from $1,220,333 (2021) to $1,909,410 (2025), a CAGR of 11.8% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $39,076. 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 80% of market value ($1,530,000 land vs $379,410 improvements), about $120/SF of land. With value concentrated in the land under a ~61-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 $1,909,410, 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 +11.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,341,375 by 2030, with an estimated annual tax burden around $57,927. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 5,000 SF | ✓ |
| 551 | PAVED AREA | 4,800 SF | ✗ |
| 501 | CANOPY | 500 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% | $12,190.21 | $12,190.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,904.32 | $6,904.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,952.04 | $4,952.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,555.04 | $1,555.04 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,362.37 | $1,362.37 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $26,963.98 | $26,963.98 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,317,576 | $1,909,410 | -31.0% |
| Assessed Value | $1,317,576 | $1,909,410 | -31.0% |
| Land Value | $1,530,000 | $1,530,000 | +0.0% |
| Improvement Value | — | $379,410 | — |
| Taxable Value | $1,317,576 | $1,909,410 | -31.0% |
| Total Tax 2026 = estimate |
~$26,964
Estimated
|
~$26,964
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,935,150 | $1,317,576 | -617,574 (-31.9%) |
| Taxable Value | $1,581,091 | $1,317,576 | -263,515 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,317,576 | $1,530,000 | — | — | $1,317,576 | $1,317,576 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,909,410 | $1,530,000 | $379,410 | — | $1,909,410 | $1,909,410 | ~$26,964 | Partial |
| 2024 | $1,800,000 | — | — | −$270,000 | $1,530,000 | $— | $35,154 | Verified |
| 2023 | $1,221,726 | — | — | — | $1,530,000 ! | $— | $32,566 | Verified |
| 2022 | $1,225,525 | — | — | −$269,275 | $956,250 | $— | $24,128 | Verified |
| 2021 | $1,220,333 | — | — | −$264,083 | $956,250 | $— | $26,676 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.3% | -17.2% | 81.7% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | +6.0% | +6.0% | ~100% | 1.8400% | Verified |
| 2023 | +47.3% | +47.3% | ~100% | 1.8100% | Verified |
| 2022 | -0.3% | -0.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +55.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -31.0% | +4.5% | +21.9% | +47.3% | 2024 | -31.0% | 2026 |
| Assessment Ratio | 100.0% | 94.4% | — | 125.2% | 2023 | 78.0% | 2022 |
| Effective Tax Rate (2025) | 1.4100% | 1.4100% | — | 1.4100% | 2025 | 1.4100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$26,964 | $29,098 | ~$49,821 | $35,154 | 2024 | $24,128 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,135,524 | ~$2,100,351 | ~2.0139% | ~$42,300 | +11.8% |
| 2027 | ~$2,388,414 | ~$2,310,386 | ~1.9814% | ~$45,778 | +25.1% |
| 2028 | ~$2,671,252 | ~$2,541,425 | ~1.9488% | ~$49,528 | +39.9% |
| 2029 | ~$2,987,583 | ~$2,795,567 | ~1.9163% | ~$53,571 | +56.5% |
| 2030 | ~$3,341,375 | ~$3,075,124 | ~1.8837% | ~$57,927 | +75.0% |
| 2026 | ~$2,097,336 | ~$2,097,336 | ~2.0465% | ~$42,922 | +9.8% |
| 2027 | ~$2,303,757 | ~$2,303,757 | ~2.0465% | ~$47,146 | +20.7% |
| 2028 | ~$2,530,494 | ~$2,530,494 | ~2.0465% | ~$51,786 | +32.5% |
| 2029 | ~$2,779,547 | ~$2,779,547 | ~2.0465% | ~$56,883 | +45.6% |
| 2030 | ~$3,053,112 | ~$3,053,112 | ~2.0465% | ~$62,481 | +59.9% |
| 2026 | ~$2,173,712 | ~$2,100,351 | ~1.9977% | ~$41,958 | +13.8% |
| 2027 | ~$2,474,599 | ~$2,310,386 | ~1.9488% | ~$45,026 | +29.6% |
| 2028 | ~$2,817,135 | ~$2,541,425 | ~1.9000% | ~$48,288 | +47.5% |
| 2029 | ~$3,207,084 | ~$2,795,567 | ~1.8512% | ~$51,751 | +68.0% |
| 2030 | ~$3,651,011 | ~$3,075,124 | ~1.8024% | ~$55,425 | +91.2% |
In 2025, this property's market value of $1,909,410 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +35% 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 | $1,909,410 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,800,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,221,726 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,225,525 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,220,333 | $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.