3600 S CONGRESS AVE TX 78704
| Owner | R & K INVESTMENTS |
|---|---|
| Parcel ID | 0408040154 |
| Short ID | 310911 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 6,400 SF |
| Land SF | 21,954 SF |
| Acres | 0.504 |
| Year Built | 1965 |
| Legal | .504 AC OF BLK 1 FORTVIEW ADDN |
| Neighborhood | 30CEN |
| Land | $2,634,480 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,634,480 |
| Improvement | $114,627 |
|---|---|
| Total Improvement | $114,627 |
| Market | $2,749,107 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,749,107 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,749,107 |
| Taxable Value | $2,749,107 |
|---|
Appreciation: Market value has risen +69.2% from $1,625,036 (2021) to $2,749,107 (2025), a CAGR of 14.0% 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 $56,260. 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 96% of market value ($2,634,480 land vs $114,627 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 $2,749,107, 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 +14.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,303,987 by 2030, with an estimated annual tax burden around $83,402. 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 | 6,400 SF | ✓ |
| 551 | PAVED AREA | 5,120 SF | ✗ |
| UBSMT | Unfinished Basement | 2,262 SF | ✓ |
Market value changed by 113% in 2023, 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% | $24,055.20 | $24,055.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,624.44 | $13,624.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,771.97 | $9,771.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,068.60 | $3,068.60 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,688.40 | $2,688.40 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $53,208.61 | $53,208.61 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,656,037 | $2,749,107 | -3.4% |
| Assessed Value | $2,656,037 | $2,749,107 | -3.4% |
| Land Value | $2,634,480 | $2,634,480 | +0.0% |
| Improvement Value | $21,557 | $114,627 | -81.2% |
| Taxable Value | $2,656,037 | $2,749,107 | -3.4% |
| Total Tax 2026 = estimate |
~$54,355
Estimated
|
~$53,209
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,756,577 | $2,656,037 | -100,540 (-3.6%) |
| Taxable Value | $2,756,577 | $2,656,037 | -100,540 (-3.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,656,037 | $2,634,480 | $21,557 | — | $2,656,037 | $2,656,037 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,749,107 | $2,634,480 | $114,627 | — | $2,749,107 | $2,749,107 | ~$53,209 | Partial |
| 2024 | $2,167,262 | — | — | — | $2,634,480 ! | $— | $51,541 | Verified |
| 2023 | $1,347,000 | — | — | — | $2,634,480 ! | $— | $39,211 | Verified |
| 2022 | $1,600,000 | — | — | −$253,000 | $1,347,000 | $— | $26,602 | Verified |
| 2021 | $1,625,036 | — | — | −$88,256 | $1,536,780 | $— | $34,827 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | +0.0% | +5.7% | ~100% | Not available | Partial |
| 2024 | -4.1% | -9.3% | 94.6% | 1.8800% | Verified |
| 2023 | +112.8% ! | +112.8% | ~100% | 1.3700% | Verified |
| 2022 | -15.8% | -15.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +71.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.4% | +13.4% | +14.8% | +60.9% | 2024 | -15.8% | 2023 |
| Assessment Ratio | 100.0% | 116.0% | — | 195.6% | 2023 | 84.2% | 2022 |
| Effective Tax Rate (2025) | 1.9400% | 1.9400% | — | 1.9400% | 2025 | 1.9400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$53,209 | $41,078 | ~$71,730 | $53,209 | 2025 | $26,602 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,135,262 | ~$3,024,018 | ~2.0139% | ~$60,902 | +14.0% |
| 2027 | ~$3,575,658 | ~$3,326,419 | ~1.9814% | ~$65,909 | +30.1% |
| 2028 | ~$4,077,915 | ~$3,659,061 | ~1.9488% | ~$71,309 | +48.3% |
| 2029 | ~$4,650,721 | ~$4,024,968 | ~1.9163% | ~$77,130 | +69.2% |
| 2030 | ~$5,303,987 | ~$4,427,464 | ~1.8837% | ~$83,402 | +92.9% |
| 2026 | ~$3,080,280 | ~$3,024,018 | ~2.0465% | ~$61,886 | +12.0% |
| 2027 | ~$3,451,347 | ~$3,326,419 | ~2.0465% | ~$68,075 | +25.5% |
| 2028 | ~$3,867,116 | ~$3,659,061 | ~2.0465% | ~$74,882 | +40.7% |
| 2029 | ~$4,332,970 | ~$4,024,968 | ~2.0465% | ~$82,370 | +57.6% |
| 2030 | ~$4,854,943 | ~$4,427,464 | ~2.0465% | ~$90,607 | +76.6% |
| 2026 | ~$3,190,244 | ~$3,024,018 | ~1.9977% | ~$60,410 | +16.0% |
| 2027 | ~$3,702,168 | ~$3,326,419 | ~1.9488% | ~$64,827 | +34.7% |
| 2028 | ~$4,296,238 | ~$3,659,061 | ~1.9000% | ~$69,523 | +56.3% |
| 2029 | ~$4,985,637 | ~$4,024,968 | ~1.8512% | ~$74,510 | +81.4% |
| 2030 | ~$5,785,660 | ~$4,427,464 | ~1.8024% | ~$79,799 | +110.5% |
In 2025, this property's market value of $2,749,107 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +94% 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 | $2,749,107 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,167,262 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,347,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,600,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,625,036 | $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.