3822 S CONGRESS AVE TX
| Owner | 3822 SOCO LLC |
|---|---|
| Parcel ID | 0409050212 |
| Short ID | 312582 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 6,508 SF |
| Land SF | 40,424 SF |
| Acres | 0.928 |
| Year Built | 1972 |
| Legal | LOT 1 KREBS LANE ADDN & 0.027 AC OF BLK 6 FORTVIEW ADDN |
| Neighborhood | 83CEN |
| Land | $4,446,605 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,446,605 |
| Improvement | $117,363 |
|---|---|
| Total Improvement | $117,363 |
| Market | $4,563,968 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,563,968 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,563,968 |
| Taxable Value | $4,563,968 |
|---|
Appreciation: Market value has risen +185.3% from $1,599,644 (2021) to $4,563,968 (2025), a CAGR of 30.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $93,401. 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 97% of market value ($4,446,605 land vs $117,363 improvements), about $110/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 $4,563,968, 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 +30.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $16,923,557 by 2030, with an estimated annual tax burden around $138,461. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 9,720 SF | ✗ |
| 1ST | 1st Floor | 6,508 SF | ✓ |
| SO | Sketch Only | 907 SF | ✗ |
| 571C | STORAGE DET COMM | 444 SF | ✓ |
| 021 | PORCH CLOS 1ST F | 150 SF | ✓ |
| 541 | FENCE COMM LF | 100 SF | ✗ |
Market value changed by 81% in 2025, 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% | $37,679.31 | $37,679.31 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $21,340.90 | $21,340.90 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,306.51 | $15,306.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,806.56 | $4,806.56 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,211.02 | $4,211.02 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $83,344.30 | $83,344.30 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,072,558 | $4,563,968 | -10.8% |
| Assessed Value | $4,072,558 | $4,563,968 | -10.8% |
| Land Value | $4,446,605 | $4,446,605 | +0.0% |
| Improvement Value | — | $117,363 | — |
| Taxable Value | $4,072,558 | $4,563,968 | -10.8% |
| Total Tax 2026 = estimate |
~$83,344
Estimated
|
~$83,344
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,339,822 | $4,072,558 | -1,267,264 (-23.7%) |
| Taxable Value | $4,887,070 | $4,072,558 | -814,512 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,072,558 | $4,446,605 | — | — | $4,072,558 | $4,072,558 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,563,968 | $4,446,605 | $117,363 | — | $4,563,968 | $4,563,968 | ~$83,344 | Partial |
| 2024 | $2,368,233 | — | — | −$173,680 | $2,194,553 | $— | $47,844 | Verified |
| 2023 | $1,617,209 | — | — | — | $2,194,553 ! | $— | $39,434 | Verified |
| 2022 | $1,603,879 | — | — | −$506,603 | $1,097,276 | $— | $31,939 | Verified |
| 2021 | $1,599,644 | — | — | −$502,368 | $1,097,276 | $— | $34,911 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.0% | +7.1% | 91.5% | Not available | Partial |
| 2025 | +81.3% ! | +81.3% | ~100% | Not available | Partial |
| 2024 | +6.3% | +6.3% | ~100% | 1.9000% | Verified |
| 2023 | +46.4% | +46.4% | ~100% | 1.6700% | Verified |
| 2022 | +0.8% | +0.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +184.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.8% | +25.9% | +33.1% | +92.7% | 2025 | -10.8% | 2026 |
| Assessment Ratio | 100.0% | 94.2% | — | 135.7% | 2023 | 68.4% | 2022 |
| Effective Tax Rate (2025) | 1.8300% | 1.8300% | — | 1.8300% | 2025 | 1.8300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$83,344 | $47,494 | ~$119,084 | $83,344 | 2025 | $31,939 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,931,607 | ~$5,020,365 | ~2.0139% | ~$101,107 | +30.0% |
| 2027 | ~$7,709,074 | ~$5,522,401 | ~1.9814% | ~$109,420 | +68.9% |
| 2028 | ~$10,019,177 | ~$6,074,641 | ~1.9488% | ~$118,385 | +119.5% |
| 2029 | ~$13,021,525 | ~$6,682,106 | ~1.9163% | ~$128,049 | +185.3% |
| 2030 | ~$16,923,557 | ~$7,350,316 | ~1.8837% | ~$138,461 | +270.8% |
| 2026 | ~$5,840,328 | ~$5,020,365 | ~2.0465% | ~$102,741 | +28.0% |
| 2027 | ~$7,473,635 | ~$5,522,401 | ~2.0465% | ~$113,015 | +63.8% |
| 2028 | ~$9,563,713 | ~$6,074,641 | ~2.0465% | ~$124,317 | +109.5% |
| 2029 | ~$12,238,303 | ~$6,682,106 | ~2.0465% | ~$136,748 | +168.2% |
| 2030 | ~$15,660,869 | ~$7,350,316 | ~2.0465% | ~$150,423 | +243.1% |
| 2026 | ~$6,022,887 | ~$5,020,365 | ~1.9977% | ~$100,290 | +32.0% |
| 2027 | ~$7,948,164 | ~$5,522,401 | ~1.9488% | ~$107,623 | +74.2% |
| 2028 | ~$10,488,875 | ~$6,074,641 | ~1.9000% | ~$115,419 | +129.8% |
| 2029 | ~$13,841,751 | ~$6,682,106 | ~1.8512% | ~$123,699 | +203.3% |
| 2030 | ~$18,266,408 | ~$7,350,316 | ~1.8024% | ~$132,480 | +300.2% |
In 2025, this property's market value of $4,563,968 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,563,968 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,368,233 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,617,209 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,603,879 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,599,644 | $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.