5401 S CONGRESS AVE AUSTIN, TX 78745
| Owner | LLANTIN ENRIQUE PEREZ |
|---|---|
| Parcel ID | 0416070209 |
| Short ID | 325047 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,348 SF |
| Land SF | 34,020 SF |
| Acres | 0.781 |
| Year Built | 1941 |
| Legal | LOT 21-25 * & LOT 61-65 BLK 7 PLEASANT HILL ADDN |
| Neighborhood | 59SOU |
| Land | $1,020,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,020,600 |
| Improvement | $247,155 |
|---|---|
| Total Improvement | $247,155 |
| Market | $1,267,755 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,267,755 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,267,755 |
| Taxable Value | $1,267,755 |
|---|
Appreciation: Market value has risen +9.8% from $1,154,952 (2021) to $1,267,755 (2025), a CAGR of 2.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $25,944. 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 81% of market value ($1,020,600 land vs $247,155 improvements), about $30/SF of land. With value concentrated in the land under a ~85-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 $1,267,755, 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 +2.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,424,376 by 2030, with an estimated annual tax burden around $26,832. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,348 SF | ✓ |
| 581C | STORAGE ATT COMM | 448 SF | ✓ |
| 512C | DECK UNCOVRED COMM | 300 SF | ✗ |
| SO | Sketch Only | 300 SF | ✗ |
| 483 | LIVING QUARTERS | 216 SF | ✓ |
| 571C | STORAGE DET COMM | 168 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 120 SF | ✗ |
| 251 | BATHROOM | 1 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% | $11,729.27 | $11,729.27 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,643.25 | $6,643.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,764.79 | $4,764.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,496.24 | $1,496.24 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,310.86 | $1,310.86 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $25,944.41 | $25,944.41 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,343,879 | $1,267,755 | +6.0% |
| Assessed Value | $1,343,879 | $1,267,755 | +6.0% |
| Land Value | $1,020,600 | $1,020,600 | +0.0% |
| Improvement Value | $323,279 | $247,155 | +30.8% |
| Taxable Value | $1,343,879 | $1,267,755 | +6.0% |
| Total Tax 2026 = estimate |
~$27,502
Estimated
|
~$25,944
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,343,879 | $1,343,879 | +0 (+0.0%) |
| Taxable Value | $1,343,879 | $1,343,879 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,343,879 | $1,020,600 | $323,279 | — | $1,343,879 | $1,343,879 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,267,755 | $1,020,600 | $247,155 | — | $1,267,755 | $1,267,755 | ~$25,944 | Partial |
| 2024 | $1,264,435 | — | — | −$243,835 | $1,020,600 | $— | $28,403 | Verified |
| 2023 | $1,230,298 | — | — | −$209,698 | $1,020,600 | $— | $22,877 | Verified |
| 2022 | $1,198,285 | — | — | −$177,685 | $1,020,600 | $— | $24,297 | Verified |
| 2021 | $1,154,952 | — | — | −$134,352 | $1,020,600 | $— | $26,083 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.0% | +6.0% | ~100% | Not available | Partial |
| 2025 | -11.5% | -11.5% | ~100% | Not available | Partial |
| 2024 | +13.3% | +13.3% | ~100% | 1.9800% | Verified |
| 2023 | +2.8% | +2.8% | ~100% | 1.8100% | Verified |
| 2022 | +2.7% | +2.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.0% | +3.1% | +1.2% | +6.0% | 2026 | +0.3% | 2025 |
| Assessment Ratio | 100.0% | 89.5% | — | 100.0% | 2025 | 80.7% | 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 |
$25,944 | $25,521 | ~$26,489 | $28,403 | 2024 | $22,877 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,297,637 | ~$1,297,637 | ~2.0139% | ~$26,134 | +2.4% |
| 2027 | ~$1,328,223 | ~$1,328,223 | ~1.9814% | ~$26,317 | +4.8% |
| 2028 | ~$1,359,530 | ~$1,359,530 | ~1.9488% | ~$26,495 | +7.2% |
| 2029 | ~$1,391,575 | ~$1,391,575 | ~1.9163% | ~$26,667 | +9.8% |
| 2030 | ~$1,424,376 | ~$1,424,376 | ~1.8837% | ~$26,832 | +12.4% |
| 2026 | ~$1,272,282 | ~$1,272,282 | ~2.0465% | ~$26,037 | +0.4% |
| 2027 | ~$1,276,825 | ~$1,276,825 | ~2.0465% | ~$26,130 | +0.7% |
| 2028 | ~$1,281,384 | ~$1,281,384 | ~2.0465% | ~$26,223 | +1.1% |
| 2029 | ~$1,285,959 | ~$1,285,959 | ~2.0465% | ~$26,317 | +1.4% |
| 2030 | ~$1,290,551 | ~$1,290,551 | ~2.0465% | ~$26,411 | +1.8% |
| 2026 | ~$1,322,992 | ~$1,322,992 | ~1.9977% | ~$26,429 | +4.4% |
| 2027 | ~$1,380,636 | ~$1,380,636 | ~1.9488% | ~$26,906 | +8.9% |
| 2028 | ~$1,440,791 | ~$1,440,791 | ~1.9000% | ~$27,375 | +13.6% |
| 2029 | ~$1,503,567 | ~$1,503,567 | ~1.8512% | ~$27,834 | +18.6% |
| 2030 | ~$1,569,079 | ~$1,569,079 | ~1.8024% | ~$28,281 | +23.8% |
In 2025, this property's market value of $1,267,755 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -11% 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 | $1,267,755 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,264,435 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,230,298 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,198,285 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,154,952 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.