8422 S CONGRESS AVE AUSTIN, TX 78745
| Owner | SOCO REAL ESTATE LLC |
|---|---|
| Parcel ID | 0430090101 |
| Short ID | 513022 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,172 SF |
| Land SF | 10,804 SF |
| Acres | 0.248 |
| Year Built | 1974 |
| Legal | ABS 6 SUR 19 CANNON W ACR .248 |
| Neighborhood | 48SOU |
| Land | $216,080 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $216,080 |
| Improvement | $281,881 |
|---|---|
| Total Improvement | $281,881 |
| Market | $497,961 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $497,961 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $497,961 |
| Taxable Value | $497,961 |
|---|
Appreciation: Market value has risen +36.2% from $365,579 (2021) to $497,961 (2025), a CAGR of 8.0% 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 $10,191. 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 43% of market value ($216,080 land vs $281,881 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~52 yrs), and rent roll drive the underwriting.
Submarket Position: At $497,961, 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 +8.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $732,762 by 2030, with an estimated annual tax burden around $13,803. 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 | 6,900 SF | ✗ |
| 1ST | 1st Floor | 2,172 SF | ✓ |
| 501 | CANOPY | 610 SF | ✗ |
| 611 | TERRACE | 610 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% | $4,607.14 | $4,607.14 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,609.40 | $2,609.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,871.56 | $1,871.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $587.71 | $587.71 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $514.89 | $514.89 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $10,190.70 | $10,190.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $516,890 | $497,961 | +3.8% |
| Assessed Value | $516,890 | $497,961 | +3.8% |
| Land Value | $216,080 | $216,080 | +0.0% |
| Improvement Value | $300,810 | $281,881 | +6.7% |
| Taxable Value | $516,890 | $497,961 | +3.8% |
| Total Tax 2026 = estimate |
~$10,578
Estimated
|
~$10,191
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $516,890 | $516,890 | +0 (+0.0%) |
| Taxable Value | $516,890 | $516,890 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $516,890 | $216,080 | $300,810 | — | $516,890 | $516,890 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $497,961 | $216,080 | $281,881 | — | $497,961 | $497,961 | ~$10,191 | Partial |
| 2024 | $502,148 | — | — | −$286,068 | $216,080 | $— | $9,851 | Verified |
| 2023 | $369,102 | — | — | −$153,022 | $216,080 | $— | $9,085 | Verified |
| 2022 | $369,102 | — | — | −$207,042 | $162,060 | $— | $7,289 | Verified |
| 2021 | $365,579 | — | — | −$203,519 | $162,060 | $— | $8,034 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.8% | +3.8% | ~100% | Not available | Partial |
| 2025 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2024 | -1.0% | -1.0% | ~100% | 1.9800% | Verified |
| 2023 | +36.0% | +36.0% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.8% | +8.0% | +7.2% | +36.0% | 2024 | -0.8% | 2025 |
| Assessment Ratio | 100.0% | 65.0% | — | 100.0% | 2025 | 43.0% | 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 |
$10,191 | $8,890 | ~$12,277 | $10,191 | 2025 | $7,289 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$537,959 | ~$537,959 | ~2.0139% | ~$10,834 | +8.0% |
| 2027 | ~$581,169 | ~$581,169 | ~1.9814% | ~$11,515 | +16.7% |
| 2028 | ~$627,850 | ~$627,850 | ~1.9488% | ~$12,236 | +26.1% |
| 2029 | ~$678,281 | ~$678,281 | ~1.9163% | ~$12,998 | +36.2% |
| 2030 | ~$732,762 | ~$732,762 | ~1.8837% | ~$13,803 | +47.2% |
| 2026 | ~$527,999 | ~$527,999 | ~2.0465% | ~$10,805 | +6.0% |
| 2027 | ~$559,850 | ~$559,850 | ~2.0465% | ~$11,457 | +12.4% |
| 2028 | ~$593,621 | ~$593,621 | ~2.0465% | ~$12,148 | +19.2% |
| 2029 | ~$629,430 | ~$629,430 | ~2.0465% | ~$12,881 | +26.4% |
| 2030 | ~$667,399 | ~$667,399 | ~2.0465% | ~$13,658 | +34.0% |
| 2026 | ~$547,918 | ~$547,757 | ~1.9977% | ~$10,942 | +10.0% |
| 2027 | ~$602,886 | ~$602,533 | ~1.9488% | ~$11,742 | +21.1% |
| 2028 | ~$663,370 | ~$662,786 | ~1.9000% | ~$12,593 | +33.2% |
| 2029 | ~$729,921 | ~$729,065 | ~1.8512% | ~$13,496 | +46.6% |
| 2030 | ~$803,148 | ~$801,971 | ~1.8024% | ~$14,454 | +61.3% |
In 2025, this property's market value of $497,961 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -65% 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 | $497,961 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $502,148 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $369,102 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $369,102 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $365,579 | $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.