4712 S CONGRESS AVE TX 78745
| Owner | CBBN L P |
|---|---|
| Parcel ID | 0412060933 |
| Short ID | 316664 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 2,130 SF |
| Land SF | 18,375 SF |
| Acres | 0.422 |
| Year Built | 1954 |
| Legal | ABS 8 SUR 20 DECKER I 175 X 105FT |
| Neighborhood | 83SOU |
| Land | $551,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $551,250 |
| Improvement | $212,829 |
|---|---|
| Total Improvement | $212,829 |
| Market | $764,079 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $764,079 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $764,079 |
| Taxable Value | $764,079 |
|---|
Appreciation: Market value has fallen -8.4% from $833,857 (2021) to $764,079 (2025), a CAGR of -2.2% 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 $15,637. 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 72% of market value ($551,250 land vs $212,829 improvements), about $30/SF of land. With value concentrated in the land under a ~72-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 $764,079, 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 -2.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $685,010 by 2030, with an estimated annual tax burden around $12,904. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 16,000 SF | ✗ |
| 1ST | 1st Floor | 2,130 SF | ✓ |
| SO | Sketch Only | 850 SF | ✗ |
| 501 | CANOPY | 480 SF | ✗ |
| 541 | FENCE COMM LF | 300 SF | ✗ |
| 437 | FENCE MASON LF | 130 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% | $7,069.26 | $7,069.26 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,003.90 | $4,003.90 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,871.75 | $2,871.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $901.79 | $901.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $790.06 | $790.06 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,636.76 | $15,636.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $845,714 | $764,079 | +10.7% |
| Assessed Value | $845,714 | $764,079 | +10.7% |
| Land Value | $551,250 | $551,250 | +0.0% |
| Improvement Value | $294,464 | $212,829 | +38.4% |
| Taxable Value | $845,714 | $764,079 | +10.7% |
| Total Tax 2026 = estimate |
~$17,307
Estimated
|
~$15,637
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $972,085 | $845,714 | -126,371 (-13.0%) |
| Taxable Value | $916,895 | $845,714 | -71,181 (-7.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $845,714 | $551,250 | $294,464 | — | $845,714 | $845,714 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $764,079 | $551,250 | $212,829 | — | $764,079 | $764,079 | ~$15,637 | Partial |
| 2024 | $885,000 | — | — | −$333,750 | $551,250 | $— | $15,143 | Verified |
| 2023 | $804,850 | — | — | −$253,600 | $551,250 | $— | $16,012 | Verified |
| 2022 | $841,917 | — | — | −$290,667 | $551,250 | $— | $15,895 | Verified |
| 2021 | $833,857 | — | — | −$282,607 | $551,250 | $— | $18,326 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +27.2% | +20.0% | 94.3% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -13.7% | -13.7% | ~100% | 1.9800% | Verified |
| 2023 | +4.8% | +4.8% | ~100% | 1.8100% | Verified |
| 2022 | +0.3% | +0.3% | ~100% | 1.8800% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -9.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.7% | +0.7% | -4.0% | +10.7% | 2026 | -13.7% | 2025 |
| Assessment Ratio | 100.0% | 77.1% | — | 100.0% | 2025 | 62.3% | 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 |
$15,637 | $16,202 | ~$13,963 | $18,326 | 2021 | $15,143 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$747,567 | ~$747,567 | ~2.0139% | ~$15,056 | -2.2% |
| 2027 | ~$731,411 | ~$731,411 | ~1.9814% | ~$14,492 | -4.3% |
| 2028 | ~$715,605 | ~$715,605 | ~1.9488% | ~$13,946 | -6.3% |
| 2029 | ~$700,140 | ~$700,140 | ~1.9163% | ~$13,417 | -8.4% |
| 2030 | ~$685,010 | ~$685,010 | ~1.8837% | ~$12,904 | -10.3% |
| 2026 | ~$732,285 | ~$732,285 | ~2.0465% | ~$14,986 | -4.2% |
| 2027 | ~$701,814 | ~$701,814 | ~2.0465% | ~$14,363 | -8.1% |
| 2028 | ~$672,611 | ~$672,611 | ~2.0465% | ~$13,765 | -12.0% |
| 2029 | ~$644,623 | ~$644,623 | ~2.0465% | ~$13,192 | -15.6% |
| 2030 | ~$617,800 | ~$617,800 | ~2.0465% | ~$12,643 | -19.1% |
| 2026 | ~$762,848 | ~$762,848 | ~1.9977% | ~$15,239 | -0.2% |
| 2027 | ~$761,619 | ~$761,619 | ~1.9488% | ~$14,843 | -0.3% |
| 2028 | ~$760,393 | ~$760,393 | ~1.9000% | ~$14,448 | -0.5% |
| 2029 | ~$759,168 | ~$759,168 | ~1.8512% | ~$14,054 | -0.6% |
| 2030 | ~$757,945 | ~$757,945 | ~1.8024% | ~$13,661 | -0.8% |
In 2025, this property's market value of $764,079 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -46% 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 | $764,079 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $885,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $804,850 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $841,917 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $833,857 | $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.