2004 UNIVERSITY AVE TX 78705
| Owner | UNIVERSITY OF TEXAS SYSTEM |
|---|---|
| Parcel ID | 0212030507 |
| Short ID | 203895 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 8,750 SF |
| Acres | 0.201 |
| Year Built | — |
| Legal | LOT 40 OLT 21 DIV D HORSTS LOUIS SUBD |
| Neighborhood | 1CBD3 |
| Land | $3,158,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,158,750 |
| Improvement | $9,110 |
|---|---|
| Total Improvement | $9,110 |
| Market | $3,167,860 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,167,860 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,167,860 |
| Taxable Value | $3,167,860 |
|---|
Appreciation: Market value has risen +201.7% from $1,050,000 (2021) to $3,167,860 (2025), a CAGR of 31.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 +17.8%, so this parcel has outpaced the broader commercial market over the same period.
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 100% of market value ($3,158,750 land vs $9,110 improvements), about $361/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 $3,167,860, this parcel sits in the upper-middle (50th–75th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). 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 +27.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $11,666,667 by 2031, with an estimated annual tax burden around $0. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,750 SF | ✗ |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,500,000 | $3,167,860 | +10.5% |
| Assessed Value | $3,500,000 | $3,167,860 | +10.5% |
| Land Value | $3,500,000 | $3,158,750 | +10.8% |
| Improvement Value | — | $9,110 | — |
| Taxable Value | — | — | — |
| Exemptions | — | E | |
| Total Tax | Pending certification | — | |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $3,500,000 | $3,500,000 | — | — | $3,500,000 | $— | Not yet — post-cert | Preliminary |
| 2025 | $3,167,860 | $3,158,750 | $9,110 | — | $3,167,860 | $— | not in county billing file Why? | Partial |
| 2024 | $3,167,860 | $3,158,750 | $9,110 | — | $3,167,860 | $— | not in county billing file Why? | Partial |
| 2023 | $3,167,860 | $3,158,750 | $9,110 | — | $3,167,860 | $— | not in county billing file Why? | Partial |
| 2022 | $1,193,641 | $1,184,531 | $9,110 | — | $1,193,641 | $1,193,641 | $16,732 | Verified |
| 2021 | $1,050,000 | $1,042,076 | $7,924 | — | $1,050,000 | $1,050,000 | $22,855 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.5% | +10.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +165.4% ! | +165.4% | ~100% | No billing data | Verified |
| 2022 | +13.7% | +13.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +201.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.5% | +37.9% | +27.2% | +165.4% | 2023 | +0.0% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
|
Effective Tax Rate (2025)
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
| Tax Amount | $16,732 | $19,794 | — | $22,855 | 2021 | $16,732 | 2022 |
Market value changed by 165% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$4,452,909 | ~$3,850,000 | ~0.0000% | ~$0 | +27.2% |
| 2028 | ~$5,665,256 | ~$4,235,000 | ~0.0000% | ~$0 | +61.9% |
| 2029 | ~$7,207,677 | ~$4,658,500 | ~0.0000% | ~$0 | +105.9% |
| 2030 | ~$9,170,036 | ~$5,124,350 | ~0.0000% | ~$0 | +162.0% |
| 2031 | ~$11,666,667 | ~$5,636,785 | ~0.0000% | ~$0 | +233.3% |
| 2027 | ~$4,382,909 | ~$3,850,000 | ~0.0000% | ~$0 | +25.2% |
| 2028 | ~$5,488,540 | ~$4,235,000 | ~0.0000% | ~$0 | +56.8% |
| 2029 | ~$6,873,077 | ~$4,658,500 | ~0.0000% | ~$0 | +96.4% |
| 2030 | ~$8,606,877 | ~$5,124,350 | ~0.0000% | ~$0 | +145.9% |
| 2031 | ~$10,778,044 | ~$5,636,785 | ~0.0000% | ~$0 | +207.9% |
| 2027 | ~$4,522,909 | ~$3,850,000 | ~0.0000% | ~$0 | +29.2% |
| 2028 | ~$5,844,772 | ~$4,235,000 | ~0.0000% | ~$0 | +67.0% |
| 2029 | ~$7,552,963 | ~$4,658,500 | ~0.0000% | ~$0 | +115.8% |
| 2030 | ~$9,760,390 | ~$5,124,350 | ~0.0000% | ~$0 | +178.9% |
| 2031 | ~$12,612,958 | ~$5,636,785 | ~0.0000% | ~$0 | +260.4% |
In 2025, this property's market value of $3,167,860 places it in the 50th–75th percentile for Commercial properties in Travis County (13595 comparable) — +129% above the county median of $1,382,921. 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 | $3,167,860 | $632,506 | $1,382,921 | $3,258,143 | ↑ Above median | -0.8% |
| 2024 | $3,167,860 | $647,500 | $1,401,787 | $3,362,090 | ↑ Above median | +0.0% |
| 2023 | $3,167,860 | $651,680 | $1,383,015 | $3,277,245 | ↑ Above median | +9.7% |
| 2022 | $1,193,641 | $535,964 | $1,190,250 | $2,842,216 | ↑ Above median | +3.3% |
| 2021 | $1,050,000 | $538,645 | $1,173,514 | $2,782,974 | ↓ Below median | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |