7900 S CONGRESS AVE TX 78745
| Owner | RDO PROPERTIES LLC |
|---|---|
| Parcel ID | 0426090206 |
| Short ID | 512885 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 13,761 SF |
| Land SF | 167,270 SF |
| Acres | 3.840 |
| Year Built | 1984 |
| Legal | ABS 6 SUR 19 CANNON W ACR 3.8400 |
| Neighborhood | 61SOU |
| Land | $2,509,056 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,509,056 |
| Improvement | $744,394 |
|---|---|
| Total Improvement | $744,394 |
| Market | $3,253,450 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,253,450 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,253,450 |
| Taxable Value | $3,253,450 |
|---|
Appreciation: Market value has risen +28.8% from $2,526,200 (2021) to $3,253,450 (2025), a CAGR of 6.5% 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 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 $66,581. 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 77% of market value ($2,509,056 land vs $744,394 improvements), about $15/SF of land. With value concentrated in the land under a ~42-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 $3,253,450, this parcel sits in the upper-middle (50th–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 +6.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,463,645 by 2030, with an estimated annual tax burden around $84,084. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 501 | CANOPY | 16,200 SF | ✗ |
| 1ST | 1st Floor | 13,761 SF | ✓ |
| 611 | TERRACE | 10,150 SF | ✗ |
| 881 | COMMCL FINISHOUT | 1,536 SF | ✓ |
| 093 | HVAC COMMRCL SF | 1,440 SF | ✗ |
| 328 | MEZZ COMM (STG) | 660 SF | ✓ |
| 541 | FENCE COMM LF | 500 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% | $30,100.92 | $30,100.92 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,048.63 | $17,048.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,227.93 | $12,227.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,839.82 | $3,839.82 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,364.07 | $3,364.07 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $66,581.37 | $66,581.37 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,306,273 | $3,253,450 | +1.6% |
| Assessed Value | $3,306,273 | $3,253,450 | +1.6% |
| Land Value | $2,509,056 | $2,509,056 | +0.0% |
| Improvement Value | $797,217 | $744,394 | +7.1% |
| Taxable Value | $3,306,273 | $3,253,450 | +1.6% |
| Total Tax 2026 = estimate |
~$67,662
Estimated
|
~$66,581
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,674,012 | $3,306,273 | -1,367,739 (-29.3%) |
| Taxable Value | $3,904,140 | $3,306,273 | -597,867 (-15.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,306,273 | $2,509,056 | $797,217 | — | $3,306,273 | $3,306,273 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,253,450 | $2,509,056 | $744,394 | — | $3,253,450 | $3,253,450 | ~$66,581 | Partial |
| 2024 | $3,100,000 | — | — | — | — | $— | $64,219 | Verified |
| 2023 | $2,489,255 | — | — | — | — | $— | $56,103 | Verified |
| 2022 | $2,379,064 | — | — | — | — | $— | $49,161 | Verified |
| 2021 | $2,526,200 | — | — | −$1,188,037 | $1,338,163 | $— | $51,785 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +43.7% | +20.0% | 83.5% | Not available | Partial |
| 2025 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2024 | +4.0% | +4.0% | ~100% | 1.9800% | Verified |
| 2023 | +25.2% | +25.2% | ~100% | 1.8000% | Verified |
| 2022 | +4.6% | +4.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.6% | +6.0% | +6.2% | +24.5% | 2024 | -5.8% | 2022 |
| Assessment Ratio | 100.0% | 84.3% | — | 100.0% | 2025 | 53.0% | 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 |
$66,581 | $57,570 | ~$76,798 | $66,581 | 2025 | $49,161 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,465,878 | ~$3,465,878 | ~2.0139% | ~$69,801 | +6.5% |
| 2027 | ~$3,692,176 | ~$3,692,176 | ~1.9814% | ~$73,156 | +13.5% |
| 2028 | ~$3,933,249 | ~$3,933,249 | ~1.9488% | ~$76,653 | +20.9% |
| 2029 | ~$4,190,063 | ~$4,190,063 | ~1.9163% | ~$80,294 | +28.8% |
| 2030 | ~$4,463,645 | ~$4,463,645 | ~1.8837% | ~$84,084 | +37.2% |
| 2026 | ~$3,400,809 | ~$3,400,809 | ~2.0465% | ~$69,597 | +4.5% |
| 2027 | ~$3,554,842 | ~$3,554,842 | ~2.0465% | ~$72,749 | +9.3% |
| 2028 | ~$3,715,851 | ~$3,715,851 | ~2.0465% | ~$76,044 | +14.2% |
| 2029 | ~$3,884,154 | ~$3,884,154 | ~2.0465% | ~$79,489 | +19.4% |
| 2030 | ~$4,060,079 | ~$4,060,079 | ~2.0465% | ~$83,089 | +24.8% |
| 2026 | ~$3,530,947 | ~$3,530,947 | ~1.9977% | ~$70,536 | +8.5% |
| 2027 | ~$3,832,112 | ~$3,832,112 | ~1.9488% | ~$74,682 | +17.8% |
| 2028 | ~$4,158,965 | ~$4,158,965 | ~1.9000% | ~$79,021 | +27.8% |
| 2029 | ~$4,513,695 | ~$4,513,695 | ~1.8512% | ~$83,557 | +38.7% |
| 2030 | ~$4,898,682 | ~$4,898,682 | ~1.8024% | ~$88,292 | +50.6% |
In 2025, this property's market value of $3,253,450 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +130% above 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 | $3,253,450 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,100,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,489,255 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,379,064 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,526,200 | $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.