S 1 ST TX 78704
| Owner | MACIAS AND ASSOCIATES INC |
|---|---|
| Parcel ID | 0414101546 |
| Short ID | 320813 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 11,517 SF |
| Acres | 0.264 |
| Year Built | — |
| Legal | LOT 2 *RESUB PART OF 1.08 ACR ABS 6 SUR 19 CANNON W |
| Neighborhood | J2500 |
| Land | $300,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $300,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $300,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $300,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $300,000 |
| Taxable Value | $300,000 |
|---|
Appreciation: Market value has risen +100.0% from $150,000 (2021) to $300,000 (2025), a CAGR of 18.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 3 taxing entities is 1.1466% in 2025 (-0.0131% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $3,440. Austin ISD is the largest single contributor, at 80.7% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($300,000 land vs $0 improvements), about $26/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $300,000, this parcel sits in the upper-middle (50th–75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +18.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $713,524 by 2030, with an estimated annual tax burden around $7,007. 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.
Market value changed by 133% 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% | $2,775.60 | $2,775.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $354.07 | $354.07 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $310.20 | $310.20 | Paid |
| Combined Rate | 1.2783% | 1.1940% | 1.0588% | 1.1598% | 1.1466% | -0.0131% | $3,439.87 | $3,439.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $245,688 | $300,000 | -18.1% |
| Assessed Value | $245,688 | $300,000 | -18.1% |
| Land Value | $245,688 | $300,000 | -18.1% |
| Improvement Value | — | — | — |
| Taxable Value | — | — | — |
| Exemptions | — | ! | |
| Total Tax | Pending certification |
~$3,440
Partial
|
|
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $245,688 | $245,688 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $245,688 | $245,688 | — | — | $245,688 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $300,000 | $300,000 | — | — | $300,000 | $— | ~$3,440 | Partial |
| 2024 | $— | — | — | — | $350,000 | $— | $4,059 | Verified |
| 2023 | $— | — | — | — | $350,000 | $— | $6,332 | Verified |
| 2022 | $— | — | — | — | $350,000 | $— | $6,912 | Verified |
| 2021 | $150,000 | — | — | — | $150,000 | $— | $3,265 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -18.1% | -18.1% | ~100% | Not available | Partial |
| 2025 | -14.3% | -14.3% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.1600% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +133.3% ! | +133.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +100.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.1% | +41.0% | +24.2% | +100.0% | 2025 | -18.1% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.1500% | 1.1500% | — | 1.1500% | 2025 | 1.1500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,440 | $3,352 | ~$5,388 | $3,440 | 2025 | $3,265 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$356,762 | ~$356,762 | ~1.1137% | ~$3,973 | +18.9% |
| 2027 | ~$424,264 | ~$424,264 | ~1.0808% | ~$4,585 | +41.4% |
| 2028 | ~$504,538 | ~$504,538 | ~1.0479% | ~$5,287 | +68.2% |
| 2029 | ~$600,000 | ~$600,000 | ~1.0149% | ~$6,090 | +100.0% |
| 2030 | ~$713,524 | ~$713,524 | ~0.9820% | ~$7,007 | +137.8% |
| 2026 | ~$350,762 | ~$350,762 | ~1.1466% | ~$4,022 | +16.9% |
| 2027 | ~$410,114 | ~$410,114 | ~1.1466% | ~$4,702 | +36.7% |
| 2028 | ~$479,508 | ~$479,508 | ~1.1466% | ~$5,498 | +59.8% |
| 2029 | ~$560,644 | ~$560,644 | ~1.1466% | ~$6,428 | +86.9% |
| 2030 | ~$655,509 | ~$655,509 | ~1.1466% | ~$7,516 | +118.5% |
| 2026 | ~$362,762 | ~$362,762 | ~1.0972% | ~$3,980 | +20.9% |
| 2027 | ~$438,655 | ~$438,655 | ~1.0479% | ~$4,596 | +46.2% |
| 2028 | ~$530,424 | ~$530,424 | ~0.9985% | ~$5,296 | +76.8% |
| 2029 | ~$641,393 | ~$641,393 | ~0.9491% | ~$6,087 | +113.8% |
| 2030 | ~$775,577 | ~$775,577 | ~0.8997% | ~$6,978 | +158.5% |
In 2025, this property's market value of $300,000 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $300,000 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $150,000 | $6,000 | $14,480 | $80,000 | ↑ 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.