4358 S CONGRESS AVE TX 78745
| Owner | RAMSEY 2002 LIMITED |
|---|---|
| Parcel ID | 0412060917 |
| Short ID | 316649 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 18,563 SF |
| Land SF | 75,696 SF |
| Acres | 1.738 |
| Year Built | 1984 |
| Legal | LOT 1 LESS N 5FT MARTHA SUBD |
| Neighborhood | 43SOU |
| Land | $3,406,320 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,406,320 |
| Improvement | $196,177 |
|---|---|
| Total Improvement | $196,177 |
| Market | $3,602,497 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,602,497 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,602,497 |
| Taxable Value | $3,602,497 |
|---|
Appreciation: Market value has fallen -2.3% from $3,686,805 (2021) to $3,602,497 (2025), a CAGR of -0.6% over 4 years. Growth has been relatively flat for this asset class. 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 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 $73,725. 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 95% of market value ($3,406,320 land vs $196,177 improvements), about $45/SF of land. With value concentrated in the land under a ~42-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 $3,602,497, 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 -0.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,499,818 by 2030, with an estimated annual tax burden around $65,928. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 18,563 SF | ✓ |
| 551 | PAVED AREA | 9,400 SF | ✗ |
| 501 | CANOPY | 2,579 SF | ✗ |
| 611 | TERRACE | 2,579 SF | ✗ |
| 591 | MASONRY TRIM SF | 465 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% | $33,330.30 | $33,330.30 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $18,877.70 | $18,877.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,539.80 | $13,539.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,251.78 | $4,251.78 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,724.98 | $3,724.98 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $73,724.56 | $73,724.56 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,616,104 | $3,602,497 | +0.4% |
| Assessed Value | $3,616,104 | $3,602,497 | +0.4% |
| Land Value | $3,406,320 | $3,406,320 | +0.0% |
| Improvement Value | $209,784 | $196,177 | +6.9% |
| Taxable Value | $3,616,104 | $3,602,497 | +0.4% |
| Total Tax 2026 = estimate |
~$74,003
Estimated
|
~$73,725
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,616,104 | $3,616,104 | +0 (+0.0%) |
| Taxable Value | $3,616,104 | $3,616,104 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,616,104 | $3,406,320 | $209,784 | — | $3,616,104 | $3,616,104 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,602,497 | $3,406,320 | $196,177 | — | $3,602,497 | $3,602,497 | ~$73,725 | Partial |
| 2024 | $3,812,720 | — | — | −$406,400 | $3,406,320 | $— | $71,379 | Verified |
| 2023 | $3,692,122 | — | — | −$285,802 | $3,406,320 | $— | $68,982 | Verified |
| 2022 | $3,692,159 | — | — | −$285,839 | $3,406,320 | $— | $72,917 | Verified |
| 2021 | $3,686,805 | — | — | −$280,485 | $3,406,320 | $— | $80,366 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -5.5% | -5.5% | ~100% | 1.9800% | Verified |
| 2023 | +3.3% | +3.3% | ~100% | 1.8100% | Verified |
| 2022 | -0.0% | -0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -2.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.4% | -0.3% | -0.7% | +3.3% | 2024 | -5.5% | 2025 |
| Assessment Ratio | 100.0% | 94.4% | — | 100.0% | 2025 | 89.3% | 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 |
$73,725 | $73,474 | ~$69,015 | $80,366 | 2021 | $68,982 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,581,723 | ~$3,581,723 | ~2.0139% | ~$72,134 | -0.6% |
| 2027 | ~$3,561,069 | ~$3,561,069 | ~1.9814% | ~$70,559 | -1.1% |
| 2028 | ~$3,540,534 | ~$3,540,534 | ~1.9488% | ~$68,999 | -1.7% |
| 2029 | ~$3,520,117 | ~$3,520,117 | ~1.9163% | ~$67,456 | -2.3% |
| 2030 | ~$3,499,818 | ~$3,499,818 | ~1.8837% | ~$65,928 | -2.9% |
| 2026 | ~$3,509,673 | ~$3,509,673 | ~2.0465% | ~$71,825 | -2.6% |
| 2027 | ~$3,419,241 | ~$3,419,241 | ~2.0465% | ~$69,974 | -5.1% |
| 2028 | ~$3,331,139 | ~$3,331,139 | ~2.0465% | ~$68,171 | -7.5% |
| 2029 | ~$3,245,307 | ~$3,245,307 | ~2.0465% | ~$66,415 | -9.9% |
| 2030 | ~$3,161,686 | ~$3,161,686 | ~2.0465% | ~$64,703 | -12.2% |
| 2026 | ~$3,653,773 | ~$3,653,773 | ~1.9977% | ~$72,990 | +1.4% |
| 2027 | ~$3,705,779 | ~$3,705,779 | ~1.9488% | ~$72,220 | +2.9% |
| 2028 | ~$3,758,525 | ~$3,758,525 | ~1.9000% | ~$71,413 | +4.3% |
| 2029 | ~$3,812,021 | ~$3,812,021 | ~1.8512% | ~$70,568 | +5.8% |
| 2030 | ~$3,866,280 | ~$3,866,280 | ~1.8024% | ~$69,685 | +7.3% |
In 2025, this property's market value of $3,602,497 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +154% 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 | $3,602,497 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,812,720 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,692,122 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,692,159 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,686,805 | $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.