5800 S CONGRESS AVE TX 78745
| Owner | SURANI ASHRAF |
|---|---|
| Parcel ID | 0418070405 |
| Short ID | 776980 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 3,400 SF |
| Land SF | 11,700 SF |
| Acres | 0.269 |
| Year Built | 1967 |
| Legal | LOT 38 LYNN CONNIE |
| Neighborhood | 48SOU |
| Land | $292,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $292,500 |
| Improvement | $326,140 |
|---|---|
| Total Improvement | $326,140 |
| Market | $618,640 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $618,640 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $618,640 |
| Taxable Value | $618,640 |
|---|
Appreciation: Market value has risen +18.8% from $520,764 (2021) to $618,640 (2025), a CAGR of 4.4% over 4 years. This represents moderate, steady growth. 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 $12,660. 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 47% of market value ($292,500 land vs $326,140 improvements), about $25/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $618,640, this parcel sits in the bottom quartile (<25th 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 +4.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $767,245 by 2030, with an estimated annual tax burden around $14,453. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 6,300 SF | ✗ |
| 1ST | 1st Floor | 3,400 SF | ✓ |
| 501 | CANOPY | 1,080 SF | ✗ |
| 611 | TERRACE | 680 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% | $5,723.66 | $5,723.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,241.78 | $3,241.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,325.13 | $2,325.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $730.14 | $730.14 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $639.67 | $639.67 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,660.38 | $12,660.38 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $640,349 | $618,640 | +3.5% |
| Assessed Value | $640,349 | $618,640 | +3.5% |
| Land Value | $292,500 | $292,500 | +0.0% |
| Improvement Value | $347,849 | $326,140 | +6.7% |
| Taxable Value | $640,349 | $618,640 | +3.5% |
| Total Tax 2026 = estimate |
~$13,105
Estimated
|
~$12,660
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $640,349 | $640,349 | +0 (+0.0%) |
| Taxable Value | $640,349 | $640,349 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $640,349 | $292,500 | $347,849 | — | $640,349 | $640,349 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $618,640 | $292,500 | $326,140 | — | $618,640 | $618,640 | ~$12,660 | Partial |
| 2024 | $623,427 | — | — | −$330,927 | $292,500 | $— | $12,240 | Verified |
| 2023 | $532,141 | — | — | −$239,641 | $292,500 | $— | $11,279 | Verified |
| 2022 | $525,974 | — | — | −$233,474 | $292,500 | $— | $10,509 | Verified |
| 2021 | $520,764 | — | — | −$228,264 | $292,500 | $— | $11,449 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.5% | +3.5% | ~100% | Not available | Partial |
| 2025 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2024 | -0.9% | -0.9% | ~100% | 1.9800% | Verified |
| 2023 | +17.2% | +17.2% | ~100% | 1.8100% | Verified |
| 2022 | +1.2% | +1.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +17.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.5% | +4.4% | +3.7% | +17.2% | 2024 | -0.8% | 2025 |
| Assessment Ratio | 100.0% | 69.0% | — | 100.0% | 2025 | 46.9% | 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 |
$12,660 | $11,628 | ~$13,724 | $12,660 | 2025 | $10,509 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$645,858 | ~$645,858 | ~2.0139% | ~$13,007 | +4.4% |
| 2027 | ~$674,274 | ~$674,274 | ~1.9814% | ~$13,360 | +9.0% |
| 2028 | ~$703,940 | ~$703,940 | ~1.9488% | ~$13,719 | +13.8% |
| 2029 | ~$734,911 | ~$734,911 | ~1.9163% | ~$14,083 | +18.8% |
| 2030 | ~$767,245 | ~$767,245 | ~1.8837% | ~$14,453 | +24.0% |
| 2026 | ~$633,486 | ~$633,486 | ~2.0465% | ~$12,964 | +2.4% |
| 2027 | ~$648,687 | ~$648,687 | ~2.0465% | ~$13,275 | +4.9% |
| 2028 | ~$664,254 | ~$664,254 | ~2.0465% | ~$13,594 | +7.4% |
| 2029 | ~$680,194 | ~$680,194 | ~2.0465% | ~$13,920 | +9.9% |
| 2030 | ~$696,517 | ~$696,517 | ~2.0465% | ~$14,254 | +12.6% |
| 2026 | ~$658,231 | ~$658,231 | ~1.9977% | ~$13,149 | +6.4% |
| 2027 | ~$700,356 | ~$700,356 | ~1.9488% | ~$13,649 | +13.2% |
| 2028 | ~$745,177 | ~$745,177 | ~1.9000% | ~$14,158 | +20.5% |
| 2029 | ~$792,866 | ~$792,866 | ~1.8512% | ~$14,677 | +28.2% |
| 2030 | ~$843,607 | ~$843,607 | ~1.8024% | ~$15,205 | +36.4% |
In 2025, this property's market value of $618,640 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -56% 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 | $618,640 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $623,427 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $532,141 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $525,974 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $520,764 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.