7604 S CONGRESS AVE TX 78745
| Owner | RDO PROPERTIES LLC |
|---|---|
| Parcel ID | 0426090205 |
| Short ID | 512884 |
| Type | Real |
| Use Code | 10 Manufactured Commercial Bldg |
| Valuation | Cost |
| Improvement SF | 868 SF |
| Land SF | 1,080,724 SF |
| Acres | 24.810 |
| Year Built | 2012 |
| Legal | ABS 6 SUR 19 CANNON W ACR 24.81 |
| Neighborhood | 61SOU |
| Land | $7,024,703 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,024,703 |
| Improvement | $2 |
|---|---|
| Total Improvement | $2 |
| Market | $7,024,705 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,024,705 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,024,705 |
| Taxable Value | $7,024,705 |
|---|
Appreciation: Market value has risen +225.0% from $2,161,449 (2021) to $7,024,705 (2025), a CAGR of 34.3% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $143,760. 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 100% of market value ($7,024,703 land vs $2 improvements), about $6/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $7,024,705, this parcel sits in the top quartile (≥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 +34.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $30,653,634 by 2030, with an estimated annual tax burden around $213,115. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 611 | TERRACE | 2,748 SF | ✗ |
| 501 | CANOPY | 2,528 SF | ✗ |
| 1ST | 1st Floor | 868 SF | ✓ |
| 881 | COMMCL FINISHOUT | 868 SF | ✓ |
| 435 | FENCE IRON LF | 500 SF | ✗ |
| 511 | DECK | 405 SF | ✗ |
Market value changed by 286% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $64,992.57 | $64,992.57 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $36,810.65 | $36,810.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $26,402.00 | $26,402.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,290.77 | $8,290.77 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,263.54 | $7,263.54 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $143,759.53 | $143,759.53 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,024,705 | $7,024,705 | +0.0% |
| Assessed Value | $7,024,705 | $7,024,705 | +0.0% |
| Land Value | $7,024,703 | $7,024,703 | +0.0% |
| Improvement Value | $2 | $2 | +0.0% |
| Taxable Value | $7,024,705 | $7,024,705 | +0.0% |
| Total Tax 2026 = estimate |
~$143,760
Estimated
|
~$143,760
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,024,705 | $7,024,705 | +0 (+0.0%) |
| Taxable Value | $7,024,705 | $7,024,705 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,024,705 | $7,024,703 | $2 | — | $7,024,705 | $7,024,705 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,024,705 | $7,024,703 | $2 | — | $7,024,705 | $7,024,705 | ~$143,760 | Partial |
| 2024 | $6,200,000 | — | — | — | $7,024,703 ! | $— | $139,217 | Verified |
| 2023 | $1,756,178 | — | — | — | $6,778,840 ! | $— | $112,744 | Verified |
| 2022 | $2,161,449 | — | — | −$405,273 | $1,756,176 | $— | $34,683 | Verified |
| 2021 | $2,161,449 | — | — | −$2 | $2,161,447 | $— | $47,048 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +3.6% | +3.6% | ~100% | 1.9800% | Verified |
| 2023 | +286.0% ! | +286.0% | ~100% | 1.6600% | Verified |
| 2022 | -18.8% | -18.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +225.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +49.5% | +34.3% | +253.0% | 2024 | -18.7% | 2023 |
| Assessment Ratio | 100.0% | 146.8% | — | 386.0% | 2023 | 81.2% | 2022 |
| 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 |
$143,760 | $95,490 | ~$183,291 | $143,760 | 2025 | $34,683 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,431,893 | ~$7,727,176 | ~2.0139% | ~$155,620 | +34.3% |
| 2027 | ~$12,663,963 | ~$8,499,893 | ~1.9814% | ~$168,416 | +80.3% |
| 2028 | ~$17,003,582 | ~$9,349,882 | ~1.9488% | ~$182,214 | +142.1% |
| 2029 | ~$22,830,277 | ~$10,284,871 | ~1.9163% | ~$197,088 | +225.0% |
| 2030 | ~$30,653,634 | ~$11,313,358 | ~1.8837% | ~$213,115 | +336.4% |
| 2026 | ~$9,291,399 | ~$7,727,176 | ~2.0465% | ~$158,135 | +32.3% |
| 2027 | ~$12,289,497 | ~$8,499,893 | ~2.0465% | ~$173,949 | +74.9% |
| 2028 | ~$16,255,006 | ~$9,349,882 | ~2.0465% | ~$191,344 | +131.4% |
| 2029 | ~$21,500,084 | ~$10,284,871 | ~2.0465% | ~$210,478 | +206.1% |
| 2030 | ~$28,437,615 | ~$11,313,358 | ~2.0465% | ~$231,526 | +304.8% |
| 2026 | ~$9,572,387 | ~$7,727,176 | ~1.9977% | ~$154,363 | +36.3% |
| 2027 | ~$13,044,049 | ~$8,499,893 | ~1.9488% | ~$165,649 | +85.7% |
| 2028 | ~$17,774,794 | ~$9,349,882 | ~1.9000% | ~$177,649 | +153.0% |
| 2029 | ~$24,221,260 | ~$10,284,871 | ~1.8512% | ~$190,393 | +244.8% |
| 2030 | ~$33,005,696 | ~$11,313,358 | ~1.8024% | ~$203,909 | +369.9% |
In 2025, this property's market value of $7,024,705 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,024,705 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $6,200,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $1,756,178 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,161,449 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,161,449 | $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.