4500 S CONGRESS AVE TX 78745
| Owner | UTEXIV AUSTIN S CONGRESS LLC |
|---|---|
| Parcel ID | 0412060935 |
| Short ID | 316667 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 196,884 SF |
| Land SF | 185,108 SF |
| Acres | 4.249 |
| Year Built | — |
| Legal | 4.2495 AC OF LOT B STOKES ADDN NO 2 |
| Neighborhood | 63SOU |
| Land | $4,627,698 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,627,698 |
| Improvement | $15,667,264 |
|---|---|
| Total Improvement | $15,667,264 |
| Market | $20,294,962 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $20,294,962 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $20,294,962 |
| Taxable Value | $20,294,962 |
|---|
Appreciation: Market value has risen +329.3% from $4,727,698 (2021) to $20,294,962 (2025), a CAGR of 43.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 $415,333. 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 23% of market value ($4,627,698 land vs $15,667,264 improvements), about $25/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $20,294,962, 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 +43.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $125,403,999 by 2030, with an estimated annual tax burden around $615,706. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 65,684 SF | ✓ |
| 2ND | 2nd Floor | 65,600 SF | ✓ |
| 3RD | 3rd Floor | 65,600 SF | ✓ |
| 551 | PAVED AREA | 54,000 SF | ✗ |
Market value changed by 148% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $187,768.99 | $187,768.99 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $106,349.05 | $106,349.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $76,277.60 | $76,277.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $23,952.72 | $23,952.72 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $20,984.99 | $20,984.99 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $415,333.35 | $415,333.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $19,245,000 | $20,294,962 | -5.2% |
| Assessed Value | $19,245,000 | $20,294,962 | -5.2% |
| Land Value | $4,627,698 | $4,627,698 | +0.0% |
| Improvement Value | $14,617,302 | $15,667,264 | -6.7% |
| Taxable Value | $19,245,000 | $20,294,962 | -5.2% |
| Total Tax 2026 = estimate |
~$393,846
Estimated
|
~$415,333
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $19,245,000 | $19,245,000 | +0 (+0.0%) |
| Taxable Value | $19,245,000 | $19,245,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $19,245,000 | $4,627,698 | $14,617,302 | — | $19,245,000 | $19,245,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $20,294,962 | $4,627,698 | $15,667,264 | — | $20,294,962 | $20,294,962 | ~$415,333 | Partial |
| 2024 | $25,000,000 | — | — | −$20,372,302 | $4,627,698 | $— | $454,829 | Verified |
| 2023 | $26,400,000 | — | — | −$21,772,302 | $4,627,698 | $— | $455,396 | Verified |
| 2022 | $11,694,932 | — | — | −$7,067,234 | $4,627,698 | $— | $523,946 | Verified |
| 2021 | $4,727,698 | — | — | −$100,000 | $4,627,698 | $— | $254,561 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.2% | -5.2% | ~100% | Not available | Partial |
| 2025 | -23.6% | -23.6% | ~100% | Not available | Partial |
| 2024 | -5.5% | -5.5% | ~100% | 1.7100% | Verified |
| 2023 | -3.0% | -3.0% | ~100% | 1.6200% | Verified |
| 2022 | +148.0% ! | +148.0% | ~100% | 1.8100% | Verified |
| 2021 | base year | — | ~100% | 5.3800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +73.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.2% | +48.8% | +45.5% | +147.4% | 2022 | -18.8% | 2025 |
| Assessment Ratio | 100.0% | 62.2% | — | 100.0% | 2025 | 17.5% | 2023 |
| 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 |
$415,333 | $420,813 | ~$529,542 | $523,946 | 2022 | $254,561 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$29,212,779 | ~$22,324,458 | ~2.0139% | ~$449,600 | +43.9% |
| 2027 | ~$42,049,177 | ~$24,556,904 | ~1.9814% | ~$486,568 | +107.2% |
| 2028 | ~$60,526,022 | ~$27,012,594 | ~1.9488% | ~$526,432 | +198.2% |
| 2029 | ~$87,121,784 | ~$29,713,854 | ~1.9163% | ~$569,404 | +329.3% |
| 2030 | ~$125,403,999 | ~$32,685,239 | ~1.8837% | ~$615,706 | +517.9% |
| 2026 | ~$28,806,880 | ~$22,324,458 | ~2.0465% | ~$456,867 | +41.9% |
| 2027 | ~$40,888,784 | ~$24,556,904 | ~2.0465% | ~$502,553 | +101.5% |
| 2028 | ~$58,037,964 | ~$27,012,594 | ~2.0465% | ~$552,809 | +186.0% |
| 2029 | ~$82,379,688 | ~$29,713,854 | ~2.0465% | ~$608,090 | +305.9% |
| 2030 | ~$116,930,585 | ~$32,685,239 | ~2.0465% | ~$668,899 | +476.2% |
| 2026 | ~$29,618,678 | ~$22,324,458 | ~1.9977% | ~$445,967 | +45.9% |
| 2027 | ~$43,225,806 | ~$24,556,904 | ~1.9488% | ~$478,575 | +113.0% |
| 2028 | ~$63,084,190 | ~$27,012,594 | ~1.9000% | ~$513,244 | +210.8% |
| 2029 | ~$92,065,722 | ~$29,713,854 | ~1.8512% | ~$550,061 | +353.6% |
| 2030 | ~$134,361,669 | ~$32,685,239 | ~1.8024% | ~$589,109 | +562.0% |
In 2025, this property's market value of $20,294,962 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 14× 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 | $20,294,962 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $25,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $26,400,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $11,694,932 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $4,727,698 | $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.