4115 S CONGRESS AVE TX 78745
| Owner | PISCES FOODS L L C |
|---|---|
| Parcel ID | 0410030217 |
| Short ID | 364161 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 3,068 SF |
| Land SF | 42,863 SF |
| Acres | 0.984 |
| Year Built | 1993 |
| Legal | LOT 1-A CONGRESS SQUARE AMENDED PLAT OF LOTS 1&2 |
| Neighborhood | 33SOU |
| Land | $3,257,588 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,257,588 |
| Improvement | $106,677 |
|---|---|
| Total Improvement | $106,677 |
| Market | $3,364,265 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,364,265 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,364,265 |
| Taxable Value | $3,364,265 |
|---|
Appreciation: Market value has risen +18.9% from $2,829,105 (2021) to $3,364,265 (2025), a CAGR of 4.4% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has lagged 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 $68,849. 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 ($3,257,588 land vs $106,677 improvements), about $76/SF of land. With value concentrated in the land under a ~33-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 $3,364,265, 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 +4.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,177,742 by 2030, with an estimated annual tax burden around $78,698. 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 | 39,500 SF | ✗ |
| 1ST | 1st Floor | 3,068 SF | ✓ |
| 501 | CANOPY | 322 SF | ✗ |
| 327 | STORAGE COMM'L | 168 SF | ✓ |
| 482 | LIGHT POLES | 4 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% | $31,126.18 | $31,126.18 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,629.32 | $17,629.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,644.42 | $12,644.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,970.61 | $3,970.61 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,478.65 | $3,478.65 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $68,849.18 | $68,849.18 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,364,265 | $3,364,265 | +0.0% |
| Assessed Value | $3,364,265 | $3,364,265 | +0.0% |
| Land Value | $3,257,588 | $3,257,588 | +0.0% |
| Improvement Value | $106,677 | $106,677 | +0.0% |
| Taxable Value | $3,364,265 | $3,364,265 | +0.0% |
| Total Tax 2026 = estimate |
~$68,849
Estimated
|
~$68,849
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,369,723 | $3,364,265 | -5,458 (-0.2%) |
| Taxable Value | $3,369,723 | $3,364,265 | -5,458 (-0.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,364,265 | $3,257,588 | $106,677 | — | $3,364,265 | $3,364,265 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,364,265 | $3,257,588 | $106,677 | — | $3,364,265 | $3,364,265 | ~$68,849 | Partial |
| 2024 | $2,666,690 | — | — | — | $3,429,040 ! | $— | $63,419 | Verified |
| 2023 | $2,143,150 | — | — | — | $2,571,780 ! | $— | $48,388 | Verified |
| 2022 | $1,701,678 | — | — | — | $2,143,150 ! | $— | $41,422 | Verified |
| 2021 | $2,829,105 | — | — | −$685,955 | $2,143,150 | $— | $37,786 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -25.3% | +5.1% | ~100% | Not available | Partial |
| 2024 | +60.2% | +13.9% | 71.1% | 1.4100% | Verified |
| 2023 | +31.1% | +31.1% | ~100% | 1.7200% | Verified |
| 2022 | -11.2% | -11.2% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 1.3400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +39.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +7.3% | +4.4% | +26.2% | 2025 | -39.9% | 2022 |
| Assessment Ratio | 100.0% | 108.4% | — | 128.6% | 2024 | 75.8% | 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 |
$68,849 | $51,973 | ~$74,694 | $68,849 | 2025 | $37,786 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,513,181 | ~$3,513,181 | ~2.0139% | ~$70,753 | +4.4% |
| 2027 | ~$3,668,688 | ~$3,668,688 | ~1.9814% | ~$72,691 | +9.0% |
| 2028 | ~$3,831,078 | ~$3,831,078 | ~1.9488% | ~$74,662 | +13.9% |
| 2029 | ~$4,000,657 | ~$4,000,657 | ~1.9163% | ~$76,664 | +18.9% |
| 2030 | ~$4,177,742 | ~$4,177,742 | ~1.8837% | ~$78,698 | +24.2% |
| 2026 | ~$3,445,895 | ~$3,445,895 | ~2.0465% | ~$70,520 | +2.4% |
| 2027 | ~$3,529,506 | ~$3,529,506 | ~2.0465% | ~$72,231 | +4.9% |
| 2028 | ~$3,615,146 | ~$3,615,146 | ~2.0465% | ~$73,983 | +7.5% |
| 2029 | ~$3,702,864 | ~$3,702,864 | ~2.0465% | ~$75,779 | +10.1% |
| 2030 | ~$3,792,710 | ~$3,792,710 | ~2.0465% | ~$77,617 | +12.7% |
| 2026 | ~$3,580,466 | ~$3,580,466 | ~1.9977% | ~$71,526 | +6.4% |
| 2027 | ~$3,810,561 | ~$3,810,561 | ~1.9488% | ~$74,262 | +13.3% |
| 2028 | ~$4,055,442 | ~$4,055,442 | ~1.9000% | ~$77,054 | +20.5% |
| 2029 | ~$4,316,061 | ~$4,316,061 | ~1.8512% | ~$79,899 | +28.3% |
| 2030 | ~$4,593,428 | ~$4,593,428 | ~1.8024% | ~$82,791 | +36.5% |
In 2025, this property's market value of $3,364,265 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +137% 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 | $3,364,265 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,666,690 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,143,150 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,701,678 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,829,105 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | 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.