5101 S CONGRESS AVE TX 78745
| Owner | NASREDDINE RAMZI ETAL |
|---|---|
| Parcel ID | 0416070101 |
| Short ID | 325028 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 13,744 SF |
| Land SF | 248,728 SF |
| Acres | 5.710 |
| Year Built | 1960 |
| Legal | ABS 6 SUR 19 CANNON W ACR 5.7100 |
| Neighborhood | 83SOU |
| Land | $2,686,262 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,686,262 |
| Improvement | $271,797 |
|---|---|
| Total Improvement | $271,797 |
| Market | $2,958,059 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,958,059 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,958,059 |
| Taxable Value | $2,958,059 |
|---|
Appreciation: Market value has risen +4.1% from $2,840,891 (2021) to $2,958,059 (2025), a CAGR of 1.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 $60,536. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 91% of market value ($2,686,262 land vs $271,797 improvements), about $11/SF of land. With value concentrated in the land under a ~66-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 $2,958,059, this parcel sits in the upper-middle (50th–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 +1.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,111,338 by 2030, with an estimated annual tax burden around $58,610. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 13,744 SF | ✓ |
| 501 | CANOPY | 3,888 SF | ✗ |
| 881 | COMMCL FINISHOUT | 924 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% | $27,367.96 | $27,367.96 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,500.73 | $15,500.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,117.72 | $11,117.72 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,491.19 | $3,491.19 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,058.63 | $3,058.63 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $60,536.23 | $60,536.23 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,935,216 | $2,958,059 | -0.8% |
| Assessed Value | $2,935,216 | $2,958,059 | -0.8% |
| Land Value | $2,686,262 | $2,686,262 | +0.0% |
| Improvement Value | $248,954 | $271,797 | -8.4% |
| Taxable Value | $2,935,216 | $2,958,059 | -0.8% |
| Total Tax 2026 = estimate |
~$60,069
Estimated
|
~$60,536
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,935,216 | $2,935,216 | +0 (+0.0%) |
| Taxable Value | $2,935,216 | $2,935,216 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,935,216 | $2,686,262 | $248,954 | — | $2,935,216 | $2,935,216 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,958,059 | $2,686,262 | $271,797 | — | $2,958,059 | $2,958,059 | ~$60,536 | Partial |
| 2024 | $3,064,515 | — | — | −$378,253 | $2,686,262 | $— | $58,568 | Verified |
| 2023 | $2,939,038 | — | — | −$252,776 | $2,686,262 | $— | $55,445 | Verified |
| 2022 | $2,844,256 | — | — | −$157,994 | $2,686,262 | $— | $58,044 | Verified |
| 2021 | $2,840,891 | — | — | −$154,629 | $2,686,262 | $— | $61,910 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.8% | -0.8% | ~100% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | -3.6% | -3.6% | ~100% | 1.9800% | Verified |
| 2023 | +4.3% | +4.3% | ~100% | 1.8100% | Verified |
| 2022 | +3.3% | +3.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.8% | +0.7% | +1.2% | +4.3% | 2024 | -3.5% | 2025 |
| Assessment Ratio | 100.0% | 94.7% | — | 100.0% | 2025 | 87.7% | 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 |
$60,536 | $58,901 | ~$59,408 | $61,910 | 2021 | $55,445 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,988,098 | ~$2,988,098 | ~2.0139% | ~$60,178 | +1.0% |
| 2027 | ~$3,018,443 | ~$3,018,443 | ~1.9814% | ~$59,807 | +2.0% |
| 2028 | ~$3,049,096 | ~$3,049,096 | ~1.9488% | ~$59,422 | +3.1% |
| 2029 | ~$3,080,059 | ~$3,080,059 | ~1.9163% | ~$59,023 | +4.1% |
| 2030 | ~$3,111,338 | ~$3,111,338 | ~1.8837% | ~$58,610 | +5.2% |
| 2026 | ~$2,928,937 | ~$2,928,937 | ~2.0465% | ~$59,940 | -1.0% |
| 2027 | ~$2,900,102 | ~$2,900,102 | ~2.0465% | ~$59,350 | -2.0% |
| 2028 | ~$2,871,551 | ~$2,871,551 | ~2.0465% | ~$58,766 | -2.9% |
| 2029 | ~$2,843,281 | ~$2,843,281 | ~2.0465% | ~$58,187 | -3.9% |
| 2030 | ~$2,815,289 | ~$2,815,289 | ~2.0465% | ~$57,614 | -4.8% |
| 2026 | ~$3,047,260 | ~$3,047,260 | ~1.9977% | ~$60,874 | +3.0% |
| 2027 | ~$3,139,150 | ~$3,139,150 | ~1.9488% | ~$61,177 | +6.1% |
| 2028 | ~$3,233,811 | ~$3,233,811 | ~1.9000% | ~$61,443 | +9.3% |
| 2029 | ~$3,331,327 | ~$3,331,327 | ~1.8512% | ~$61,669 | +12.6% |
| 2030 | ~$3,431,784 | ~$3,431,784 | ~1.8024% | ~$61,853 | +16.0% |
In 2025, this property's market value of $2,958,059 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +109% 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 | $2,958,059 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,064,515 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,939,038 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,844,256 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,840,891 | $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.