8415 RESEARCH BLVD TX 78758
| Owner | PALA MESA RESORT INC |
|---|---|
| Parcel ID | 0239101406 |
| Short ID | 242740 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 3,319 SF |
| Land SF | 33,662 SF |
| Acres | 0.773 |
| Year Built | 1985 |
| Legal | LOT 1 *LESS .031AC SOUSARES SUBD |
| Neighborhood | 33NOR |
| Land | $1,346,480 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,346,480 |
| Improvement | $191,228 |
|---|---|
| Total Improvement | $191,228 |
| Market | $1,537,708 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,537,708 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,537,708 |
| Taxable Value | $1,537,708 |
|---|
| Total Due | $36,189.31 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has fallen -12.8% from $1,763,200 (2021) to $1,537,708 (2025), a CAGR of -3.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 lagged 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 $31,469. 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 88% of market value ($1,346,480 land vs $191,228 improvements), about $40/SF of land. With value concentrated in the land under a ~41-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 $1,537,708, 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 -0.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,626,598 by 2031, with an estimated annual tax burden around $30,641. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $36,189.31 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 20,980 SF | ✗ |
| 1ST | 1st Floor | 3,319 SF | ✓ |
| 611 | TERRACE | 1,247 SF | ✗ |
| 541 | FENCE COMM LF | 420 SF | ✗ |
| 501 | CANOPY | 386 SF | ✗ |
| 482 | LIGHT POLES | 9 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +714 |
| Travis County | 0.3444% | 0.3758% | +483 |
| Austin ISD | 0.9505% | 0.9252% | -389 |
| Travis Central Health | 0.1080% | 0.1180% | +155 |
| Austin Community College | 0.1013% | 0.1034% | +32 |
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.
| 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% | $14,226.87 | $— | $14,226.87 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,057.85 | $— | $8,057.85 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,779.40 | $— | $5,779.40 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,814.85 | $— | $1,814.85 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,589.99 | $— | $1,589.99 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $31,468.96 | $0.00 | $31,468.96 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $14,226.87 | 45.2% |
| CAT City of Austin | 0.5240% | $8,057.85 | 25.6% |
| TCO Travis County | 0.3758% | $5,779.40 | 18.4% |
| THD Travis Central Health | 0.1180% | $1,814.85 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,589.99 | 5.1% |
| Total | 2.0465% | $31,468.96 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,693,522 | $1,537,708 | +10.1% |
| Assessed Value | $1,693,522 | $1,537,708 | +10.1% |
| Land Value | $1,346,480 | $1,346,480 | +0.0% |
| Improvement Value | $347,042 | $191,228 | +81.5% |
| Taxable Value | $1,693,522 | $1,537,708 | +10.1% |
| Total Tax 2026 = estimate |
~$34,658
Estimated
|
$31,469 | |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,693,522 | $1,346,480 | $347,042 | — | $1,693,522 | $1,693,522 | Not yet — post-cert | Preliminary |
| 2025 | $1,537,708 | $1,346,480 | $191,228 | — | $1,537,708 | $1,537,708 | $31,469 | Verified |
| 2024 | $1,645,870 | $1,346,480 | $299,390 | — | $1,645,870 | $1,645,870 | $29,727 | Verified |
| 2023 | $1,500,000 | $841,550 | $658,450 | — | $1,500,000 | $1,500,000 | $27,139 | Verified |
| 2022 | $1,357,138 | $841,550 | $515,588 | — | $1,357,138 | $1,357,138 | $26,802 | Verified |
| 2021 | $1,763,200 | $841,550 | $921,650 | — | $1,763,200 | $1,763,200 | $38,379 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.1% | +10.1% | ~100% | Not available | Partial |
| 2025 | -6.6% | -6.6% | ~100% | 2.0500% | Verified |
| 2024 | +9.7% | +9.7% | ~100% | No billing data | Verified |
| 2023 | +10.5% | +10.5% | ~100% | No billing data | Verified |
| 2022 | -23.0% | -23.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -12.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.1% | +0.1% | -0.8% | +10.5% | 2023 | -23.0% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $31,469 | $30,703 | ~$32,226 | $38,379 | 2021 | $26,802 | 2022 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,679,920 | ~$1,679,920 | ~2.0139% | ~$33,833 | -0.8% |
| 2028 | ~$1,666,428 | ~$1,666,428 | ~1.9814% | ~$33,018 | -1.6% |
| 2029 | ~$1,653,044 | ~$1,653,044 | ~1.9488% | ~$32,215 | -2.4% |
| 2030 | ~$1,639,767 | ~$1,639,767 | ~1.9163% | ~$31,423 | -3.2% |
| 2031 | ~$1,626,598 | ~$1,626,598 | ~1.8837% | ~$30,641 | -4.0% |
| 2027 | ~$1,646,050 | ~$1,646,050 | ~2.0465% | ~$33,686 | -2.8% |
| 2028 | ~$1,599,909 | ~$1,599,909 | ~2.0465% | ~$32,742 | -5.5% |
| 2029 | ~$1,555,061 | ~$1,555,061 | ~2.0465% | ~$31,824 | -8.2% |
| 2030 | ~$1,511,470 | ~$1,511,470 | ~2.0465% | ~$30,932 | -10.7% |
| 2031 | ~$1,469,101 | ~$1,469,101 | ~2.0465% | ~$30,065 | -13.3% |
| 2027 | ~$1,713,791 | ~$1,713,791 | ~1.9977% | ~$34,236 | +1.2% |
| 2028 | ~$1,734,302 | ~$1,734,302 | ~1.9488% | ~$33,799 | +2.4% |
| 2029 | ~$1,755,059 | ~$1,755,059 | ~1.9000% | ~$33,346 | +3.6% |
| 2030 | ~$1,776,064 | ~$1,776,064 | ~1.8512% | ~$32,878 | +4.9% |
| 2031 | ~$1,797,321 | ~$1,797,321 | ~1.8024% | ~$32,394 | +6.1% |
In 2025, this property's market value of $1,537,708 places it in the 50th–75th percentile for Commercial properties in Travis County (13595 comparable) — +11% 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 | $1,537,708 | $632,506 | $1,382,921 | $3,258,143 | ↑ Above median | -0.8% |
| 2024 | $1,645,870 | $647,500 | $1,401,787 | $3,362,090 | ↑ Above median | +0.0% |
| 2023 | $1,500,000 | $651,680 | $1,383,015 | $3,277,245 | ↑ Above median | +9.7% |
| 2022 | $1,357,138 | $535,964 | $1,190,250 | $2,842,216 | ↑ Above median | +3.3% |
| 2021 | $1,763,200 | $538,645 | $1,173,514 | $2,782,974 | ↑ Above 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 |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Verified |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| TaxDelqOpenData ↗ | Delinquent-account status and balance due | As of June 20, 2026 — balance grows monthly (Tax Code §33.01) | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |