8409 S 1 ST TX 78704
| Owner | RICH ROGER MARK JR |
|---|---|
| Parcel ID | 0428110103 |
| Short ID | 512933 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 9,400 SF |
| Land SF | 106,285 SF |
| Acres | 2.440 |
| Year Built | 1973 |
| Legal | ABS 6 SUR 19 CANNON W ACR 2.44 |
| Neighborhood | 61SOU |
| Land | $1,434,848 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,434,848 |
| Improvement | $480,669 |
|---|---|
| Total Improvement | $480,669 |
| Market | $1,915,517 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,915,517 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,915,517 |
| Taxable Value | $1,915,517 |
|---|
Appreciation: Market value has risen +64.6% from $1,164,068 (2021) to $1,915,517 (2025), a CAGR of 13.3% 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 $39,201. 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 75% of market value ($1,434,848 land vs $480,669 improvements), about $14/SF of land. With value concentrated in the land under a ~53-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 $1,915,517, 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 +13.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,570,019 by 2030, with an estimated annual tax burden around $58,113. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 42,180 SF | ✗ |
| 1ST | 1st Floor | 9,400 SF | ✓ |
| 571C | STORAGE DET COMM | 1,344 SF | ✓ |
| 881 | COMMCL FINISHOUT | 1,200 SF | ✓ |
| 591 | MASONRY TRIM SF | 600 SF | ✗ |
| 328 | MEZZ COMM (STG) | 312 SF | ✓ |
| 541 | FENCE COMM LF | 300 SF | ✗ |
Market value changed by 110% 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% | $17,722.36 | $17,722.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,037.63 | $10,037.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,199.37 | $7,199.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,260.75 | $2,260.75 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,980.64 | $1,980.64 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $39,200.75 | $39,200.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,300,000 | $1,915,517 | +20.1% |
| Assessed Value | $2,298,620 | $1,915,517 | +20.0% |
| Land Value | $1,434,848 | $1,434,848 | +0.0% |
| Improvement Value | $865,152 | $480,669 | +80.0% |
| Taxable Value | $2,298,620 | $1,915,517 | +20.0% |
| HS Cap Loss | -$1,380 | — | |
| Total Tax 2026 = estimate |
~$47,041
Estimated
|
~$39,201
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,853,923 | $2,300,000 | -553,923 (-19.4%) |
| Taxable Value | $2,298,620 | $2,298,620 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,300,000 | $1,434,848 | $865,152 | −$1,380 | $2,298,620 | $2,298,620 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,915,517 | $1,434,848 | $480,669 | — | $1,915,517 | $1,915,517 | ~$39,201 | Partial |
| 2024 | $1,800,000 | — | — | −$365,134 | $1,434,866 | $— | $41,140 | Verified |
| 2023 | $1,202,110 | — | — | — | $1,594,296 ! | $— | $36,532 | Verified |
| 2022 | $1,176,181 | — | — | −$644,749 | $531,432 | $— | $23,741 | Verified |
| 2021 | $1,164,068 | — | — | −$632,636 | $531,432 | $— | $25,602 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +49.0% | +20.0% | 80.5% | Not available | Partial |
| 2025 | -7.7% | -7.7% | ~100% | Not available | Partial |
| 2024 | -17.6% | -17.6% | ~100% | 1.9800% | Verified |
| 2023 | +109.5% ! | +109.5% | ~100% | 1.4500% | Verified |
| 2022 | +2.2% | +2.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +62.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +20.1% | +15.9% | +9.5% | +49.7% | 2024 | +1.0% | 2022 |
| Assessment Ratio | 99.9% | 83.9% | — | 132.6% | 2023 | 45.2% | 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 |
$39,201 | $33,243 | ~$49,980 | $41,140 | 2024 | $23,741 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,169,516 | ~$2,107,069 | ~2.0139% | ~$42,435 | +13.3% |
| 2027 | ~$2,457,196 | ~$2,317,776 | ~1.9814% | ~$45,924 | +28.3% |
| 2028 | ~$2,783,023 | ~$2,549,553 | ~1.9488% | ~$49,687 | +45.3% |
| 2029 | ~$3,152,054 | ~$2,804,508 | ~1.9163% | ~$53,743 | +64.6% |
| 2030 | ~$3,570,019 | ~$3,084,959 | ~1.8837% | ~$58,113 | +86.4% |
| 2026 | ~$2,131,206 | ~$2,107,069 | ~2.0465% | ~$43,121 | +11.3% |
| 2027 | ~$2,371,182 | ~$2,317,776 | ~2.0465% | ~$47,433 | +23.8% |
| 2028 | ~$2,638,179 | ~$2,549,553 | ~2.0465% | ~$52,176 | +37.7% |
| 2029 | ~$2,935,240 | ~$2,804,508 | ~2.0465% | ~$57,394 | +53.2% |
| 2030 | ~$3,265,751 | ~$3,084,959 | ~2.0465% | ~$63,133 | +70.5% |
| 2026 | ~$2,207,827 | ~$2,107,069 | ~1.9977% | ~$42,092 | +15.3% |
| 2027 | ~$2,544,743 | ~$2,317,776 | ~1.9488% | ~$45,170 | +32.8% |
| 2028 | ~$2,933,073 | ~$2,549,553 | ~1.9000% | ~$48,442 | +53.1% |
| 2029 | ~$3,380,663 | ~$2,804,508 | ~1.8512% | ~$51,917 | +76.5% |
| 2030 | ~$3,896,555 | ~$3,084,959 | ~1.8024% | ~$55,602 | +103.4% |
In 2025, this property's market value of $1,915,517 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +35% 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 | $1,915,517 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,800,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,202,110 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,176,181 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,164,068 | $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.