821 WOODWARD ST AUSTIN, TX 78704
| Owner | SACHEM INC |
|---|---|
| Parcel ID | 0410010434 |
| Short ID | 313578 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 25,246 SF |
| Land SF | 153,593 SF |
| Acres | 3.526 |
| Year Built | 1978 |
| Legal | LOT A S A C ADDN |
| Neighborhood | 69CEN |
| Land | $2,303,895 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,303,895 |
| Improvement | $517,653 |
|---|---|
| Total Improvement | $517,653 |
| Market | $2,821,548 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,821,548 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,821,548 |
| Taxable Value | $2,821,548 |
|---|
Appreciation: Market value has risen +90.0% from $1,485,000 (2021) to $2,821,548 (2025), a CAGR of 17.4% 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 $57,743. 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 82% of market value ($2,303,895 land vs $517,653 improvements), about $15/SF of land. With value concentrated in the land under a ~48-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 $2,821,548, 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 +17.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,294,173 by 2030, with an estimated annual tax burden around $85,600. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 25,246 SF | ✓ |
| 551 | PAVED AREA | 15,048 SF | ✗ |
| SO | Sketch Only | 7,497 SF | ✗ |
| 501 | CANOPY | 2,290 SF | ✗ |
| 541 | FENCE COMM LF | 1,758 SF | ✗ |
| 611 | TERRACE | 1,250 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 732 SF | ✗ |
| 581C | STORAGE ATT COMM | 665 SF | ✓ |
| 511 | DECK | 558 SF | ✗ |
| 407 | LOADING DOCK | 400 SF | ✓ |
| 288 | SHED SF | 370 SF | ✓ |
| 881 | COMMCL FINISHOUT | 225 SF | ✓ |
| 327 | STORAGE COMM'L | 99 SF | ✓ |
| 405 | LOADING DOCK FV | 1 SF | ✓ |
Market value changed by 97% 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% | $26,104.96 | $26,104.96 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,785.39 | $14,785.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,604.65 | $10,604.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,330.08 | $3,330.08 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,917.48 | $2,917.48 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $57,742.56 | $57,742.56 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,572,700 | $2,821,548 | -8.8% |
| Assessed Value | $2,572,700 | $2,821,548 | -8.8% |
| Land Value | $2,303,895 | $2,303,895 | +0.0% |
| Improvement Value | $268,805 | $517,653 | -48.1% |
| Taxable Value | $2,572,700 | $2,821,548 | -8.8% |
| Total Tax 2026 = estimate |
~$52,650
Estimated
|
~$57,743
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,268,446 | $2,572,700 | -695,746 (-21.3%) |
| Taxable Value | $3,268,446 | $2,572,700 | -695,746 (-21.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,572,700 | $2,303,895 | $268,805 | — | $2,572,700 | $2,572,700 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,821,548 | $2,303,895 | $517,653 | — | $2,821,548 | $2,821,548 | ~$57,743 | Partial |
| 2024 | $3,242,747 | — | — | −$938,852 | $2,303,895 | $— | $51,527 | Verified |
| 2023 | $1,650,000 | — | — | — | $2,303,895 ! | $— | $58,669 | Verified |
| 2022 | $1,523,368 | — | — | −$371,420 | $1,151,948 | $— | $32,586 | Verified |
| 2021 | $1,485,000 | — | — | −$333,052 | $1,151,948 | $— | $33,159 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +15.8% | +15.8% | ~100% | Not available | Partial |
| 2025 | +8.5% | +8.5% | ~100% | Not available | Partial |
| 2024 | -19.8% | -19.8% | ~100% | 1.9800% | Verified |
| 2023 | +96.5% ! | +96.5% | ~100% | 1.8100% | Verified |
| 2022 | +8.3% | +8.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +85.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.8% | +17.1% | +19.7% | +96.5% | 2024 | -13.0% | 2025 |
| Assessment Ratio | 100.0% | 94.0% | — | 139.6% | 2023 | 71.0% | 2024 |
| 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 |
$57,743 | $46,737 | ~$73,621 | $58,669 | 2023 | $32,586 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,312,666 | ~$3,103,703 | ~2.0139% | ~$62,507 | +17.4% |
| 2027 | ~$3,889,269 | ~$3,414,073 | ~1.9814% | ~$67,646 | +37.8% |
| 2028 | ~$4,566,234 | ~$3,755,480 | ~1.9488% | ~$73,188 | +61.8% |
| 2029 | ~$5,361,032 | ~$4,131,028 | ~1.9163% | ~$79,163 | +90.0% |
| 2030 | ~$6,294,173 | ~$4,544,131 | ~1.8837% | ~$85,600 | +123.1% |
| 2026 | ~$3,256,235 | ~$3,103,703 | ~2.0465% | ~$63,517 | +15.4% |
| 2027 | ~$3,757,891 | ~$3,414,073 | ~2.0465% | ~$69,868 | +33.2% |
| 2028 | ~$4,336,831 | ~$3,755,480 | ~2.0465% | ~$76,855 | +53.7% |
| 2029 | ~$5,004,962 | ~$4,131,028 | ~2.0465% | ~$84,541 | +77.4% |
| 2030 | ~$5,776,026 | ~$4,544,131 | ~2.0465% | ~$92,995 | +104.7% |
| 2026 | ~$3,369,097 | ~$3,103,703 | ~1.9977% | ~$62,002 | +19.4% |
| 2027 | ~$4,022,904 | ~$3,414,073 | ~1.9488% | ~$66,535 | +42.6% |
| 2028 | ~$4,803,588 | ~$3,755,480 | ~1.9000% | ~$71,355 | +70.2% |
| 2029 | ~$5,735,772 | ~$4,131,028 | ~1.8512% | ~$76,473 | +103.3% |
| 2030 | ~$6,848,855 | ~$4,544,131 | ~1.8024% | ~$81,902 | +142.7% |
In 2025, this property's market value of $2,821,548 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +99% 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 | $2,821,548 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,242,747 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,650,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,523,368 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,485,000 | $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.