3828 S 1 ST TX 78704
| Owner | TX BANISTER 3828 LLC |
|---|---|
| Parcel ID | 0407060412 |
| Short ID | 310022 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 19,419 SF |
| Land SF | 64,076 SF |
| Acres | 1.471 |
| Year Built | 1972 |
| Legal | LOT B *LESS .011A BANISTER PLACE |
| Neighborhood | 55SOU |
| Land | $6,407,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,407,600 |
| Improvement | $416,167 |
|---|---|
| Total Improvement | $416,167 |
| Market | $6,823,767 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,823,767 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,823,767 |
| Taxable Value | $6,823,767 |
|---|
Appreciation: Market value has risen +28.9% from $5,291,876 (2021) to $6,823,767 (2025), a CAGR of 6.6% over 4 years. This represents moderate, steady growth. 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 $139,647. 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 94% of market value ($6,407,600 land vs $416,167 improvements), about $100/SF of land. With value concentrated in the land under a ~54-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 $6,823,767, 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 +6.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,376,534 by 2030, with an estimated annual tax burden around $176,630. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 41,475 SF | ✗ |
| 1ST | 1st Floor | 12,754 SF | ✓ |
| 2ND | 2nd Floor | 6,665 SF | ✓ |
| UBSMT | Unfinished Basement | 864 SF | ✓ |
| SO | Sketch Only | 864 SF | ✗ |
| 501 | CANOPY | 220 SF | ✗ |
| 611 | TERRACE | 60 SF | ✗ |
| 482 | LIGHT POLES | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $46,472.80 | $46,472.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $26,321.37 | $26,321.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $18,878.69 | $18,878.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,928.30 | $5,928.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,193.78 | $5,193.78 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $102,794.94 | $102,794.94 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,023,000 | $6,823,767 | -26.4% |
| Assessed Value | $5,023,000 | $6,823,767 | -26.4% |
| Land Value | $6,407,600 | $6,407,600 | +0.0% |
| Improvement Value | — | $416,167 | — |
| Taxable Value | $5,023,000 | $6,823,767 | -26.4% |
| Total Tax 2026 = estimate |
~$102,795
Estimated
|
~$102,795
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,023,000 | $5,023,000 | +0 (+0.0%) |
| Taxable Value | $5,023,000 | $5,023,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,023,000 | $6,407,600 | — | — | $5,023,000 | $5,023,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,823,767 | $6,407,600 | $416,167 | — | $6,823,767 | $6,823,767 | ~$102,795 | Partial |
| 2024 | $5,773,717 | — | — | −$750,443 | $5,023,274 | $— | $99,552 | Verified |
| 2023 | $5,338,640 | — | — | — | $5,773,717 ! | $— | $104,461 | Verified |
| 2022 | $5,065,000 | — | — | −$900,060 | $4,164,940 | $— | $105,434 | Verified |
| 2021 | $5,291,876 | — | — | −$1,126,936 | $4,164,940 | $— | $110,249 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -26.4% | -26.4% | ~100% | Not available | Partial |
| 2025 | +35.8% | +35.8% | ~100% | Not available | Partial |
| 2024 | -13.0% | -13.0% | ~100% | 1.9800% | Verified |
| 2023 | +8.1% | +8.1% | ~100% | 1.8100% | Verified |
| 2022 | +5.4% | +5.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -26.4% | +0.2% | +14.2% | +18.2% | 2025 | -26.4% | 2026 |
| Assessment Ratio | 100.0% | 92.7% | — | 108.1% | 2023 | 78.7% | 2021 |
| Effective Tax Rate (2025) | 1.5100% | 1.5100% | — | 1.5100% | 2025 | 1.5100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$102,795 | $104,498 | ~$161,229 | $110,249 | 2021 | $99,552 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,271,564 | ~$7,271,564 | ~2.0139% | ~$146,445 | +6.6% |
| 2027 | ~$7,748,747 | ~$7,748,747 | ~1.9814% | ~$153,533 | +13.6% |
| 2028 | ~$8,257,243 | ~$8,257,243 | ~1.9488% | ~$160,920 | +21.0% |
| 2029 | ~$8,799,109 | ~$8,799,109 | ~1.9163% | ~$168,617 | +28.9% |
| 2030 | ~$9,376,534 | ~$9,376,534 | ~1.8837% | ~$176,630 | +37.4% |
| 2026 | ~$7,135,089 | ~$7,135,089 | ~2.0465% | ~$146,019 | +4.6% |
| 2027 | ~$7,460,613 | ~$7,460,613 | ~2.0465% | ~$152,680 | +9.3% |
| 2028 | ~$7,800,990 | ~$7,800,990 | ~2.0465% | ~$159,646 | +14.3% |
| 2029 | ~$8,156,895 | ~$8,156,895 | ~2.0465% | ~$166,930 | +19.5% |
| 2030 | ~$8,529,038 | ~$8,529,038 | ~2.0465% | ~$174,545 | +25.0% |
| 2026 | ~$7,408,039 | ~$7,408,039 | ~1.9977% | ~$147,988 | +8.6% |
| 2027 | ~$8,042,339 | ~$8,042,339 | ~1.9488% | ~$156,732 | +17.9% |
| 2028 | ~$8,730,949 | ~$8,730,949 | ~1.9000% | ~$165,889 | +27.9% |
| 2029 | ~$9,478,520 | ~$9,478,520 | ~1.8512% | ~$175,466 | +38.9% |
| 2030 | ~$10,290,100 | ~$10,290,100 | ~1.8024% | ~$185,466 | +50.8% |
In 2025, this property's market value of $6,823,767 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 | $6,823,767 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,773,717 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $5,338,640 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $5,065,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $5,291,876 | $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.