804 W ST ELMO RD C-2 TX 78745
| Owner | ST DAVIDS HEALTHCARE PARTNERSHIP LP LLP |
|---|---|
| Parcel ID | 0410081907 |
| Short ID | 553475 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 5,000 SF |
| Land SF | 17,984 SF |
| Acres | 0.413 |
| Year Built | 2002 |
| Legal | UNT C-2 POST OAK CENTRE SOUTH OFFICE CONDOMINIUMS AMENDED PLUS 9.275 % INT IN COM AREA |
| Neighborhood | 26SC02 |
| Land | $449,594 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $449,594 |
| Improvement | $1,530,406 |
|---|---|
| Total Improvement | $1,530,406 |
| Market | $1,980,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,980,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$464,234 |
| Net Appraised (assessed) | $1,515,766 |
| Taxable Value | $1,515,766 |
|---|
Appreciation: Market value has risen +71.5% from $1,154,704 (2021) to $1,980,000 (2025), a CAGR of 14.4% 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 $31,020. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,515,766) is $464,234 below market value, suggesting potential for an upward assessment in future years.
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 23% of market value ($449,594 land vs $1,530,406 improvements), about $25/SF of land. Most value sits in the improvements, so building condition, age (~24 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,980,000, 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 +14.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,885,155 by 2030, with an estimated annual tax burden around $45,985. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 5,000 SF | ✓ |
| 611 | TERRACE | 320 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% | $14,023.87 | $14,023.87 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,942.87 | $7,942.87 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,696.93 | $5,696.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,788.95 | $1,788.95 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,567.30 | $1,567.30 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $31,019.92 | $31,019.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,980,000 | $1,980,000 | +0.0% |
| Assessed Value | $1,818,919 | $1,515,766 | +20.0% |
| Land Value | $449,594 | $449,594 | +0.0% |
| Improvement Value | $1,530,406 | $1,530,406 | +0.0% |
| Taxable Value | $1,818,919 | $1,515,766 | +20.0% |
| HS Cap Loss | -$161,081 | — | |
| Total Tax 2026 = estimate |
~$37,224
Estimated
|
~$31,020
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,164,880 | $1,980,000 | -184,880 (-8.5%) |
| Taxable Value | $1,818,919 | $1,818,919 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,980,000 | $449,594 | $1,530,406 | −$161,081 | $1,818,919 | $1,818,919 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,980,000 | $449,594 | $1,530,406 | −$464,234 | $1,515,766 | $1,515,766 | ~$31,020 | Partial |
| 2024 | $1,263,138 | — | — | −$813,544 | $449,594 | $— | $25,033 | Verified |
| 2023 | $1,280,650 | — | — | −$831,056 | $449,594 | $— | $22,890 | Verified |
| 2022 | $1,208,163 | — | — | −$758,569 | $449,594 | $— | $25,292 | Verified |
| 2021 | $1,154,704 | — | — | −$705,110 | $449,594 | $— | $26,384 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.3% | +20.0% | 84.0% | Not available | Partial |
| 2025 | +56.8% | +20.0% | 76.6% | Not available | Partial |
| 2024 | -26.5% | -26.5% | ~100% | 1.9800% | Verified |
| 2023 | +34.2% | +34.2% | ~100% | 1.3300% | Verified |
| 2022 | -0.7% | -0.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +53.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +13.2% | +14.4% | +56.8% | 2025 | -1.4% | 2024 |
| Assessment Ratio | 91.9% | 52.6% | — | 91.9% | 2026 | 35.1% | 2023 |
| Effective Tax Rate (2025) | 1.5700% | 1.5700% | — | 1.5700% | 2025 | 1.5700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$31,020 | $26,124 | ~$39,550 | $31,020 | 2025 | $22,890 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,265,760 | ~$1,667,343 | ~2.0139% | ~$33,579 | +14.4% |
| 2027 | ~$2,592,761 | ~$1,834,077 | ~1.9814% | ~$36,340 | +30.9% |
| 2028 | ~$2,966,956 | ~$2,017,485 | ~1.9488% | ~$39,318 | +49.8% |
| 2029 | ~$3,395,156 | ~$2,219,233 | ~1.9163% | ~$42,527 | +71.5% |
| 2030 | ~$3,885,155 | ~$2,441,156 | ~1.8837% | ~$45,985 | +96.2% |
| 2026 | ~$2,226,160 | ~$1,667,343 | ~2.0465% | ~$34,122 | +12.4% |
| 2027 | ~$2,502,922 | ~$1,834,077 | ~2.0465% | ~$37,534 | +26.4% |
| 2028 | ~$2,814,093 | ~$2,017,485 | ~2.0465% | ~$41,288 | +42.1% |
| 2029 | ~$3,163,950 | ~$2,219,233 | ~2.0465% | ~$45,416 | +59.8% |
| 2030 | ~$3,557,302 | ~$2,441,156 | ~2.0465% | ~$49,958 | +79.7% |
| 2026 | ~$2,305,360 | ~$1,667,343 | ~1.9977% | ~$33,308 | +16.4% |
| 2027 | ~$2,684,183 | ~$1,834,077 | ~1.9488% | ~$35,743 | +35.6% |
| 2028 | ~$3,125,256 | ~$2,017,485 | ~1.9000% | ~$38,333 | +57.8% |
| 2029 | ~$3,638,808 | ~$2,219,233 | ~1.8512% | ~$41,082 | +83.8% |
| 2030 | ~$4,236,748 | ~$2,441,156 | ~1.8024% | ~$43,999 | +114.0% |
In 2025, this property's market value of $1,980,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +40% 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 | $1,980,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,263,138 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,280,650 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,208,163 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,154,704 | $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.