3630 S CONGRESS AVE AUSTIN, TX 78704
| Owner | GEAUXNU HOLDINGS LLC |
|---|---|
| Parcel ID | 0408040155 |
| Short ID | 310912 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,396 SF |
| Land SF | 16,498 SF |
| Acres | 0.379 |
| Year Built | 1969 |
| Legal | LOT A TURNER TOM SUBD |
| Neighborhood | 48CEN |
| Land | $1,979,760 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,979,760 |
| Improvement | $270,240 |
|---|---|
| Total Improvement | $270,240 |
| Market | $2,250,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,250,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,250,000 |
| Taxable Value | $2,250,000 |
|---|
Appreciation: Market value has risen +60.7% from $1,399,706 (2021) to $2,250,000 (2025), a CAGR of 12.6% 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 $46,046. 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 88% of market value ($1,979,760 land vs $270,240 improvements), about $120/SF of land. With value concentrated in the land under a ~57-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 $2,250,000, 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 +12.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,072,533 by 2030, with an estimated annual tax burden around $68,260. 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 | 9,040 SF | ✗ |
| 1ST | 1st Floor | 2,396 SF | ✓ |
| 501 | CANOPY | 1,644 SF | ✗ |
| 511 | DECK | 12 SF | ✗ |
| 482 | LIGHT POLES | 3 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% | $20,817.00 | $20,817.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,790.38 | $11,790.38 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,456.51 | $8,456.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,655.52 | $2,655.52 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,326.50 | $2,326.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $46,045.91 | $46,045.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,250,000 | $2,250,000 | +0.0% |
| Assessed Value | $2,250,000 | $2,250,000 | +0.0% |
| Land Value | $1,979,760 | $1,979,760 | +0.0% |
| Improvement Value | $270,240 | $270,240 | +0.0% |
| Taxable Value | $2,250,000 | $2,250,000 | +0.0% |
| Total Tax 2026 = estimate |
~$46,046
Estimated
|
~$46,046
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,342,411 | $2,250,000 | -92,411 (-3.9%) |
| Taxable Value | $2,342,411 | $2,250,000 | -92,411 (-3.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,250,000 | $1,979,760 | $270,240 | — | $2,250,000 | $2,250,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,250,000 | $1,979,760 | $270,240 | — | $2,250,000 | $2,250,000 | ~$46,046 | Partial |
| 2024 | $2,150,000 | — | — | −$170,240 | $1,979,760 | $— | $44,591 | Verified |
| 2023 | $1,402,941 | — | — | — | $1,979,760 ! | $— | $38,899 | Verified |
| 2022 | $1,400,000 | — | — | −$245,140 | $1,154,860 | $— | $27,707 | Verified |
| 2021 | $1,399,706 | — | — | −$244,846 | $1,154,860 | $— | $30,474 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.1% | +4.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +4.7% | +4.7% | ~100% | 1.9800% | Verified |
| 2023 | +53.2% | +53.2% | ~100% | 1.8100% | Verified |
| 2022 | +0.2% | +0.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +60.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +11.6% | +12.6% | +53.2% | 2024 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 99.7% | — | 141.1% | 2023 | 82.5% | 2021 |
| 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 |
$46,046 | $37,543 | ~$58,708 | $46,046 | 2025 | $27,707 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,533,489 | ~$2,475,000 | ~2.0139% | ~$49,845 | +12.6% |
| 2027 | ~$2,852,695 | ~$2,722,500 | ~1.9814% | ~$53,943 | +26.8% |
| 2028 | ~$3,212,120 | ~$2,994,750 | ~1.9488% | ~$58,363 | +42.8% |
| 2029 | ~$3,616,831 | ~$3,294,225 | ~1.9163% | ~$63,127 | +60.7% |
| 2030 | ~$4,072,533 | ~$3,623,648 | ~1.8837% | ~$68,260 | +81.0% |
| 2026 | ~$2,488,489 | ~$2,475,000 | ~2.0465% | ~$50,651 | +10.6% |
| 2027 | ~$2,752,256 | ~$2,722,500 | ~2.0465% | ~$55,716 | +22.3% |
| 2028 | ~$3,043,981 | ~$2,994,750 | ~2.0465% | ~$61,287 | +35.3% |
| 2029 | ~$3,366,627 | ~$3,294,225 | ~2.0465% | ~$67,416 | +49.6% |
| 2030 | ~$3,723,472 | ~$3,623,648 | ~2.0465% | ~$74,157 | +65.5% |
| 2026 | ~$2,578,489 | ~$2,475,000 | ~1.9977% | ~$49,442 | +14.6% |
| 2027 | ~$2,954,935 | ~$2,722,500 | ~1.9488% | ~$53,057 | +31.3% |
| 2028 | ~$3,386,340 | ~$2,994,750 | ~1.9000% | ~$56,901 | +50.5% |
| 2029 | ~$3,880,728 | ~$3,294,225 | ~1.8512% | ~$60,982 | +72.5% |
| 2030 | ~$4,447,295 | ~$3,623,648 | ~1.8024% | ~$65,312 | +97.7% |
In 2025, this property's market value of $2,250,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +59% 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 | $2,250,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,150,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,402,941 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,400,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,399,706 | $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.