3809 S 1 ST TX 78704
| Owner | SOUTH 1ST VENTURES LLC |
|---|---|
| Parcel ID | 0408040234 |
| Short ID | 310951 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,625 SF |
| Land SF | 8,280 SF |
| Acres | 0.190 |
| Year Built | 1970 |
| Legal | LOT 34 BLK B WILLIAMSON SUBD SEC 2 |
| Neighborhood | 59SCN |
| Land | $910,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $910,800 |
| Improvement | $86,722 |
|---|---|
| Total Improvement | $86,722 |
| Market | $997,522 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $997,522 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $997,522 |
| Taxable Value | $997,522 |
|---|
Appreciation: Market value has risen +50.5% from $663,000 (2021) to $997,522 (2025), a CAGR of 10.8% 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 $20,414. 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 91% of market value ($910,800 land vs $86,722 improvements), about $110/SF of land. With value concentrated in the land under a ~56-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 $997,522, this parcel sits in the lower-middle (25th–50th 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 +10.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,662,202 by 2030, with an estimated annual tax burden around $30,263. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,625 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,625 SF | ✗ |
| 061C | CARPORT ATT 1ST COMM | 288 SF | ✗ |
| 591 | MASONRY TRIM SF | 246 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 116 SF | ✗ |
| 581C | STORAGE ATT COMM | 96 SF | ✓ |
| 541 | FENCE COMM LF | 50 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% | $9,229.07 | $9,229.07 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,227.18 | $5,227.18 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,749.14 | $3,749.14 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,177.31 | $1,177.31 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,031.44 | $1,031.44 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,414.14 | $20,414.14 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,191,063 | $997,522 | +19.4% |
| Assessed Value | $1,191,063 | $997,522 | +19.4% |
| Land Value | $910,800 | $910,800 | +0.0% |
| Improvement Value | $280,263 | $86,722 | +223.2% |
| Taxable Value | $1,191,063 | $997,522 | +19.4% |
| Total Tax 2026 = estimate |
~$24,375
Estimated
|
~$20,414
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,308,860 | $1,191,063 | -117,797 (-9.0%) |
| Taxable Value | $1,197,026 | $1,191,063 | -5,963 (-0.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,191,063 | $910,800 | $280,263 | — | $1,191,063 | $1,191,063 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $997,522 | $910,800 | $86,722 | — | $997,522 | $997,522 | ~$20,414 | Partial |
| 2024 | $1,019,207 | — | — | −$108,407 | $910,800 | $— | $21,524 | Verified |
| 2023 | $642,640 | — | — | — | $910,800 ! | $— | $18,440 | Verified |
| 2022 | $637,046 | — | — | −$98,846 | $538,200 | $— | $12,692 | Verified |
| 2021 | $663,000 | — | — | −$124,800 | $538,200 | $— | $13,866 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +31.2% | +20.0% | 91.5% | Not available | Partial |
| 2025 | -8.2% | -8.2% | ~100% | Not available | Partial |
| 2024 | +0.2% | +0.2% | ~100% | 1.9800% | Verified |
| 2023 | +58.6% | +58.6% | ~100% | 1.7000% | Verified |
| 2022 | +7.3% | +7.3% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 2.0900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +56.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +19.4% | +14.6% | +7.2% | +58.6% | 2024 | -3.9% | 2022 |
| Assessment Ratio | 100.0% | 99.5% | — | 141.7% | 2023 | 81.2% | 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 |
$20,414 | $17,387 | ~$26,028 | $21,524 | 2024 | $12,692 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,104,777 | ~$1,097,274 | ~2.0139% | ~$22,098 | +10.8% |
| 2027 | ~$1,223,565 | ~$1,207,002 | ~1.9814% | ~$23,915 | +22.7% |
| 2028 | ~$1,355,125 | ~$1,327,702 | ~1.9488% | ~$25,875 | +35.8% |
| 2029 | ~$1,500,830 | ~$1,460,472 | ~1.9163% | ~$27,987 | +50.5% |
| 2030 | ~$1,662,202 | ~$1,606,519 | ~1.8837% | ~$30,263 | +66.6% |
| 2026 | ~$1,084,827 | ~$1,084,827 | ~2.0465% | ~$22,201 | +8.8% |
| 2027 | ~$1,179,773 | ~$1,179,773 | ~2.0465% | ~$24,144 | +18.3% |
| 2028 | ~$1,283,028 | ~$1,283,028 | ~2.0465% | ~$26,257 | +28.6% |
| 2029 | ~$1,395,321 | ~$1,395,321 | ~2.0465% | ~$28,555 | +39.9% |
| 2030 | ~$1,517,442 | ~$1,517,442 | ~2.0465% | ~$31,054 | +52.1% |
| 2026 | ~$1,124,728 | ~$1,097,274 | ~1.9977% | ~$21,920 | +12.8% |
| 2027 | ~$1,268,155 | ~$1,207,002 | ~1.9488% | ~$23,523 | +27.1% |
| 2028 | ~$1,429,872 | ~$1,327,702 | ~1.9000% | ~$25,227 | +43.3% |
| 2029 | ~$1,612,212 | ~$1,460,472 | ~1.8512% | ~$27,036 | +61.6% |
| 2030 | ~$1,817,804 | ~$1,606,519 | ~1.8024% | ~$28,955 | +82.2% |
In 2025, this property's market value of $997,522 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -30% below 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 | $997,522 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,019,207 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $642,640 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $637,046 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $663,000 | $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.