4705 S CONGRESS AVE TX
| Owner | RISHEL GROUP LIMITED |
|---|---|
| Parcel ID | 0412050403 |
| Short ID | 316452 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,650 SF |
| Land SF | 24,498 SF |
| Acres | 0.562 |
| Year Built | 1986 |
| Legal | W .563 ACR OF LOT 2 FARRELL THOMAS SUBD NO 2 |
| Neighborhood | 20SOU |
| Land | $661,446 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $661,446 |
| Improvement | $55,554 |
|---|---|
| Total Improvement | $55,554 |
| Market | $717,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $717,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $717,000 |
| Taxable Value | $717,000 |
|---|
Appreciation: Market value has fallen -9.1% from $789,045 (2021) to $717,000 (2025), a CAGR of -2.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 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 $14,673. 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 92% of market value ($661,446 land vs $55,554 improvements), about $27/SF of land. With value concentrated in the land under a ~40-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 $717,000, 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 -2.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $636,123 by 2030, with an estimated annual tax burden around $11,983. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,705 SF | ✗ |
| 1ST | 1st Floor | 4,650 SF | ✓ |
| 482 | LIGHT POLES | 1 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% | $6,633.68 | $6,633.68 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,757.20 | $3,757.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,694.81 | $2,694.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $846.22 | $846.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $741.38 | $741.38 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,673.29 | $14,673.29 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $783,561 | $717,000 | +9.3% |
| Assessed Value | $783,561 | $717,000 | +9.3% |
| Land Value | $661,446 | $661,446 | +0.0% |
| Improvement Value | $122,115 | $55,554 | +119.8% |
| Taxable Value | $783,561 | $717,000 | +9.3% |
| Total Tax 2026 = estimate |
~$16,035
Estimated
|
~$14,673
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $824,801 | $783,561 | -41,240 (-5.0%) |
| Taxable Value | $824,801 | $783,561 | -41,240 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $783,561 | $661,446 | $122,115 | — | $783,561 | $783,561 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $717,000 | $661,446 | $55,554 | — | $717,000 | $717,000 | ~$14,673 | Partial |
| 2024 | $742,892 | — | — | −$81,446 | $661,446 | $— | $14,971 | Verified |
| 2023 | $720,955 | — | — | −$59,509 | $661,446 | $— | $13,441 | Verified |
| 2022 | $688,088 | — | — | −$26,642 | $661,446 | $— | $14,238 | Verified |
| 2021 | $789,045 | — | — | −$127,599 | $661,446 | $— | $14,977 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +15.0% | +15.0% | ~100% | Not available | Partial |
| 2025 | -10.5% | -10.5% | ~100% | Not available | Partial |
| 2024 | +0.2% | +0.2% | ~100% | 1.8700% | Verified |
| 2023 | +7.1% | +7.1% | ~100% | 1.6800% | Verified |
| 2022 | +8.6% | +8.6% | ~100% | 1.9100% | Verified |
| 2021 | base year | — | ~100% | 1.9000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.3% | +0.2% | -4.0% | +9.3% | 2026 | -12.8% | 2022 |
| Assessment Ratio | 100.0% | 93.4% | — | 100.0% | 2025 | 83.8% | 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 |
$14,673 | $14,460 | ~$13,023 | $14,977 | 2021 | $13,441 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$700,041 | ~$700,041 | ~2.0139% | ~$14,098 | -2.4% |
| 2027 | ~$683,483 | ~$683,483 | ~1.9814% | ~$13,542 | -4.7% |
| 2028 | ~$667,317 | ~$667,317 | ~1.9488% | ~$13,005 | -6.9% |
| 2029 | ~$651,533 | ~$651,533 | ~1.9163% | ~$12,485 | -9.1% |
| 2030 | ~$636,123 | ~$636,123 | ~1.8837% | ~$11,983 | -11.3% |
| 2026 | ~$685,701 | ~$685,701 | ~2.0465% | ~$14,033 | -4.4% |
| 2027 | ~$655,768 | ~$655,768 | ~2.0465% | ~$13,420 | -8.5% |
| 2028 | ~$627,142 | ~$627,142 | ~2.0465% | ~$12,834 | -12.5% |
| 2029 | ~$599,766 | ~$599,766 | ~2.0465% | ~$12,274 | -16.4% |
| 2030 | ~$573,585 | ~$573,585 | ~2.0465% | ~$11,738 | -20.0% |
| 2026 | ~$714,381 | ~$714,381 | ~1.9977% | ~$14,271 | -0.4% |
| 2027 | ~$711,772 | ~$711,772 | ~1.9488% | ~$13,871 | -0.7% |
| 2028 | ~$709,172 | ~$709,172 | ~1.9000% | ~$13,474 | -1.1% |
| 2029 | ~$706,581 | ~$706,581 | ~1.8512% | ~$13,080 | -1.5% |
| 2030 | ~$704,001 | ~$704,001 | ~1.8024% | ~$12,689 | -1.8% |
In 2025, this property's market value of $717,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -49% 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 | $717,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $742,892 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $720,955 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $688,088 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $789,045 | $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.