3405 S CONGRESS AVE TX 78704
| Owner | 3405 SOCO L P |
|---|---|
| Parcel ID | 0408020216 |
| Short ID | 310855 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 5,074 SF |
| Land SF | 16,280 SF |
| Acres | 0.374 |
| Year Built | 1993 |
| Legal | LOT 1 WOODWARD PARK AMENDED PLAT OF |
| Neighborhood | 83CEN |
| Land | $1,758,240 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,758,240 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,550,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,550,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,550,000 |
| Taxable Value | $1,550,000 |
|---|
Appreciation: Market value has risen +43.9% from $1,076,789 (2021) to $1,550,000 (2025), a CAGR of 9.5% 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 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $31,721. 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 113% of market value ($1,758,240 land vs $0 improvements), about $108/SF of land. With value concentrated in the land under a ~33-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 $1,550,000, 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 +9.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,443,898 by 2030, with an estimated annual tax burden around $46,037. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,750 SF | ✗ |
| 1ST | 1st Floor | 4,207 SF | ✓ |
| 2ND | 2nd Floor | 867 SF | ✓ |
| SO | Sketch Only | 867 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% | $14,340.60 | $14,340.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,122.26 | $8,122.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,825.60 | $5,825.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,829.36 | $1,829.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,602.70 | $1,602.70 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $31,720.52 | $31,720.52 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,928,658 | $1,550,000 | +24.4% |
| Assessed Value | $1,860,000 | $1,550,000 | +20.0% |
| Land Value | $1,758,240 | $1,758,240 | +0.0% |
| Improvement Value | $170,418 | — | — |
| Taxable Value | $1,860,000 | $1,550,000 | +20.0% |
| HS Cap Loss | -$68,658 | — | |
| Total Tax 2026 = estimate |
~$38,065
Estimated
|
~$31,721
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,928,658 | $1,928,658 | +0 (+0.0%) |
| Taxable Value | $1,860,000 | $1,860,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,928,658 | $1,758,240 | $170,418 | −$68,658 | $1,860,000 | $1,860,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,550,000 | $1,758,240 | — | — | $1,550,000 | $1,550,000 | ~$31,721 | Partial |
| 2024 | $1,821,486 | — | — | −$63,246 | $1,758,240 | $— | $36,588 | Verified |
| 2023 | $1,090,997 | — | — | — | $1,758,240 ! | $— | $32,955 | Verified |
| 2022 | $1,090,994 | — | — | −$65,354 | $1,025,640 | $— | $21,546 | Verified |
| 2021 | $1,076,789 | — | — | −$51,149 | $1,025,640 | $— | $23,747 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +24.4% | +20.0% | 96.4% | Not available | Partial |
| 2025 | -16.0% | -16.0% | ~100% | Not available | Partial |
| 2024 | +1.4% | +1.4% | ~100% | 1.9800% | Verified |
| 2023 | +67.0% | +67.0% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +42.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +24.4% | +15.6% | +5.2% | +67.0% | 2024 | -14.9% | 2025 |
| Assessment Ratio | 96.4% | 107.2% | — | 161.2% | 2023 | 94.0% | 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 |
$31,721 | $29,311 | ~$39,906 | $36,588 | 2024 | $21,546 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,697,782 | ~$1,697,782 | ~2.0139% | ~$34,192 | +9.5% |
| 2027 | ~$1,859,654 | ~$1,859,654 | ~1.9814% | ~$36,847 | +20.0% |
| 2028 | ~$2,036,960 | ~$2,036,960 | ~1.9488% | ~$39,697 | +31.4% |
| 2029 | ~$2,231,171 | ~$2,231,171 | ~1.9163% | ~$42,756 | +43.9% |
| 2030 | ~$2,443,898 | ~$2,443,898 | ~1.8837% | ~$46,037 | +57.7% |
| 2026 | ~$1,666,782 | ~$1,666,782 | ~2.0465% | ~$34,110 | +7.5% |
| 2027 | ~$1,792,363 | ~$1,792,363 | ~2.0465% | ~$36,680 | +15.6% |
| 2028 | ~$1,927,406 | ~$1,927,406 | ~2.0465% | ~$39,444 | +24.3% |
| 2029 | ~$2,072,623 | ~$2,072,623 | ~2.0465% | ~$42,416 | +33.7% |
| 2030 | ~$2,228,781 | ~$2,228,781 | ~2.0465% | ~$45,612 | +43.8% |
| 2026 | ~$1,728,782 | ~$1,705,000 | ~1.9977% | ~$34,060 | +11.5% |
| 2027 | ~$1,928,186 | ~$1,875,500 | ~1.9488% | ~$36,550 | +24.4% |
| 2028 | ~$2,150,589 | ~$2,063,050 | ~1.9000% | ~$39,198 | +38.7% |
| 2029 | ~$2,398,645 | ~$2,269,355 | ~1.8512% | ~$42,010 | +54.8% |
| 2030 | ~$2,675,313 | ~$2,496,291 | ~1.8024% | ~$44,992 | +72.6% |
In 2025, this property's market value of $1,550,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +9% 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 | $1,550,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,821,486 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,090,997 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,090,994 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,076,789 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.