5604 S CONGRESS AVE TX 78745
| Owner | TORRES PAUL |
|---|---|
| Parcel ID | 0418070202 |
| Short ID | 776946 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 600 SF |
| Land SF | 23,522 SF |
| Acres | 0.540 |
| Year Built | 2024 |
| Legal | IMPS ONLY ON ABS 6 SUR 19 CANNON W ACR .54 |
| Neighborhood | 1SO1 |
| Land | $499,843 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $499,843 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $721,347 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $721,347 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $721,347 |
| Taxable Value | $721,347 |
|---|
| Total Due | $10,617.73 |
|---|---|
| First Delinquent | 2009 |
| Cause # | GN16002889 |
Appreciation: Market value has risen +42.9% from $504,924 (2021) to $721,347 (2025), a CAGR of 9.3% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $14,762. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($5,169, ~0.7% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
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 69% of market value ($499,843 land vs $0 improvements), about $21/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $721,347, 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 +9.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,126,658 by 2030, with an estimated annual tax burden around $21,223. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $10,617.73 in unpaid taxes since 2009. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 613C | TERRACE COVERED COMM | 1,280 SF | ✗ |
| 1ST | 1st Floor | 600 SF | ✓ |
| 163 | LAVATORY SUP | 320 SF | ✓ |
| 511 | DECK | 144 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 776946 | CMG PARTNERSHIP LTD | 5604 CONGRESS AVE 78745 | $499,843 | $499,843 | $499,843 |
| 776947 | TORRES PAUL | 5604 CONGRESS AVE 78745 | $329,546 | $329,546 | $329,546 |
Market value changed by 99% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $6,673.91 | $4,624.55 | $2,049.36 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,779.98 | $2,619.26 | $1,160.72 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,711.14 | $1,878.63 | $832.51 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $851.36 | $589.93 | $261.43 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $745.88 | $516.84 | $229.04 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,762.27 | $10,229.21 | $4,533.06 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $829,389 | $721,347 | +15.0% |
| Assessed Value | $829,389 | $721,347 | +15.0% |
| Land Value | $499,843 | $499,843 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $829,389 | $721,347 | +15.0% |
| HS Cap Loss | — | -$5,169 (2024) | |
| Total Tax 2026 = estimate |
~$16,973
Estimated
|
~$14,762
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $829,389 | $829,389 | +0 (+0.0%) |
| Taxable Value | $829,389 | $829,389 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $829,389 | $499,843 | — | — | $829,389 | $829,389 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $721,347 | $499,843 | — | — | $721,347 | $721,347 | ~$14,762 | Partial |
| 2024 | $5,169 | — | — | — | $499,843 ! | $— | $10,008 | Verified |
| 2023 | $5,169 | — | — | — | $499,843 ! | $— | $9,137 | Verified |
| 2022 | $5,169 | — | — | — | $499,843 ! | $— | $9,974 | Verified |
| 2021 | $504,924 | — | — | −$5,124 | $499,800 | $— | $10,992 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +48.8% | +48.8% | ~100% | Not available | Partial |
| 2025 | +4185.2% ! | +4185.2% | ~100% | 2.0500% | Verified |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | -99.0% ! | -99.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -55.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +15.0% | +2754.3% | +6.5% | +13855.3% | 2025 | -99.0% | 2022 |
| Assessment Ratio | 100.0% | 4884.8% | — | 9670.0% | 2022 | 99.0% | 2021 |
| 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 |
$14,762 | $10,975 | ~$18,461 | $14,762 | 2025 | $9,137 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$788,631 | ~$788,631 | ~2.0139% | ~$15,883 | +9.3% |
| 2027 | ~$862,191 | ~$862,191 | ~1.9814% | ~$17,083 | +19.5% |
| 2028 | ~$942,612 | ~$942,612 | ~1.9488% | ~$18,370 | +30.7% |
| 2029 | ~$1,030,534 | ~$1,030,534 | ~1.9163% | ~$19,748 | +42.9% |
| 2030 | ~$1,126,658 | ~$1,126,658 | ~1.8837% | ~$21,223 | +56.2% |
| 2026 | ~$774,204 | ~$774,204 | ~2.0465% | ~$15,844 | +7.3% |
| 2027 | ~$830,934 | ~$830,934 | ~2.0465% | ~$17,005 | +15.2% |
| 2028 | ~$891,821 | ~$891,821 | ~2.0465% | ~$18,251 | +23.6% |
| 2029 | ~$957,169 | ~$957,169 | ~2.0465% | ~$19,588 | +32.7% |
| 2030 | ~$1,027,306 | ~$1,027,306 | ~2.0465% | ~$21,024 | +42.4% |
| 2026 | ~$803,058 | ~$793,482 | ~1.9977% | ~$15,851 | +11.3% |
| 2027 | ~$894,024 | ~$872,830 | ~1.9488% | ~$17,010 | +23.9% |
| 2028 | ~$995,295 | ~$960,113 | ~1.9000% | ~$18,242 | +38.0% |
| 2029 | ~$1,108,038 | ~$1,056,124 | ~1.8512% | ~$19,551 | +53.6% |
| 2030 | ~$1,233,551 | ~$1,161,737 | ~1.8024% | ~$20,939 | +71.0% |
In 2025, this property's market value of $721,347 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -49% 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 | $721,347 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $5,169 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $5,169 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $5,169 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $504,924 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.