5804 S CONGRESS AVE AUSTIN, TX 78745
| Owner | WEHBE NAJIB F |
|---|---|
| Parcel ID | 0418070406 |
| Short ID | 776982 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 1,200 SF |
| Land SF | 13,780 SF |
| Acres | 0.316 |
| Year Built | 1961 |
| Legal | LOT 39&40 LYNN CONNIE |
| Neighborhood | 83SOU |
| Land | $344,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $344,500 |
| Improvement | $92,665 |
|---|---|
| Total Improvement | $92,665 |
| Market | $437,165 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $437,165 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $437,165 |
| Taxable Value | $437,165 |
|---|
Appreciation: Market value has risen +3.7% from $421,632 (2021) to $437,165 (2025), a CAGR of 0.9% over 4 years. Growth has been relatively flat for this asset class. 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 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 $8,947. 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 79% of market value ($344,500 land vs $92,665 improvements), about $25/SF of land. With value concentrated in the land under a ~65-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 $437,165, 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 +0.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $457,388 by 2030, with an estimated annual tax burden around $8,616. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,200 SF | ✓ |
| 541 | FENCE COMM LF | 190 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% | $3,700.80 | $3,700.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,096.07 | $2,096.07 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,503.38 | $1,503.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $472.09 | $472.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $413.60 | $413.60 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $8,185.94 | $8,185.94 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $400,000 | $437,165 | -8.5% |
| Assessed Value | $400,000 | $437,165 | -8.5% |
| Land Value | $344,500 | $344,500 | +0.0% |
| Improvement Value | $55,500 | $92,665 | -40.1% |
| Taxable Value | $400,000 | $437,165 | -8.5% |
| Total Tax 2026 = estimate |
~$8,186
Estimated
|
~$8,186
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $483,277 | $400,000 | -83,277 (-17.2%) |
| Taxable Value | $480,000 | $400,000 | -80,000 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $400,000 | $344,500 | $55,500 | — | $400,000 | $400,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $437,165 | $344,500 | $92,665 | — | $437,165 | $437,165 | ~$8,186 | Partial |
| 2024 | $390,000 | — | — | −$45,500 | $344,500 | $— | $7,927 | Verified |
| 2023 | $390,000 | — | — | −$45,500 | $344,500 | $— | $7,056 | Verified |
| 2022 | $390,000 | — | — | −$45,500 | $344,500 | $— | $7,702 | Verified |
| 2021 | $421,632 | — | — | −$77,132 | $344,500 | $— | $8,489 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.5% | +9.8% | 99.3% | Not available | Partial |
| 2025 | +9.3% | +9.3% | ~100% | Not available | Partial |
| 2024 | -15.7% | -15.7% | ~100% | 1.9800% | Verified |
| 2023 | +9.1% | +9.1% | ~100% | 1.4900% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 2.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.5% | -0.8% | +2.8% | +12.1% | 2025 | -8.5% | 2026 |
| Assessment Ratio | 100.0% | 91.1% | — | 100.0% | 2025 | 81.7% | 2021 |
| Effective Tax Rate (2025) | 1.8700% | 1.8700% | — | 1.8700% | 2025 | 1.8700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,186 | $7,872 | ~$8,752 | $8,489 | 2021 | $7,056 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$441,137 | ~$441,137 | ~2.0139% | ~$8,884 | +0.9% |
| 2027 | ~$445,145 | ~$445,145 | ~1.9814% | ~$8,820 | +1.8% |
| 2028 | ~$449,189 | ~$449,189 | ~1.9488% | ~$8,754 | +2.8% |
| 2029 | ~$453,270 | ~$453,270 | ~1.9163% | ~$8,686 | +3.7% |
| 2030 | ~$457,388 | ~$457,388 | ~1.8837% | ~$8,616 | +4.6% |
| 2026 | ~$432,394 | ~$432,394 | ~2.0465% | ~$8,849 | -1.1% |
| 2027 | ~$427,674 | ~$427,674 | ~2.0465% | ~$8,752 | -2.2% |
| 2028 | ~$423,006 | ~$423,006 | ~2.0465% | ~$8,657 | -3.2% |
| 2029 | ~$418,389 | ~$418,389 | ~2.0465% | ~$8,562 | -4.3% |
| 2030 | ~$413,823 | ~$413,823 | ~2.0465% | ~$8,469 | -5.3% |
| 2026 | ~$449,880 | ~$449,880 | ~1.9977% | ~$8,987 | +2.9% |
| 2027 | ~$462,965 | ~$462,965 | ~1.9488% | ~$9,022 | +5.9% |
| 2028 | ~$476,431 | ~$476,431 | ~1.9000% | ~$9,052 | +9.0% |
| 2029 | ~$490,288 | ~$490,288 | ~1.8512% | ~$9,076 | +12.2% |
| 2030 | ~$504,548 | ~$504,548 | ~1.8024% | ~$9,094 | +15.4% |
In 2025, this property's market value of $437,165 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -69% 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 | $437,165 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $390,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $390,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $390,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $421,632 | $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.