ROSS RD 78617
| Owner | DV-CVS LLC |
|---|---|
| Parcel ID | 0324460108 |
| Short ID | 962691 |
| Type | Real |
| Use Code | 47 Retail Store |
| Valuation | Income |
| Improvement SF | 16,400 SF |
| Land SF | 276,577 SF |
| Acres | 6.349 |
| Year Built | 2022 |
| Legal | DEL VALLE PARKADE SEC 1 AMD PLAT BLK 1 LOT 1A |
| Neighborhood | SE3 |
| Land | $1,659,462 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,659,462 |
| Improvement | $6,580,989 |
|---|---|
| Total Improvement | $6,580,989 |
| Market | $8,240,451 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,240,451 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,240,451 |
| Taxable Value | $8,240,451 |
|---|
Appreciation: Market value has risen +396.6% from $1,659,462 (2022) to $8,240,451 (2025), a CAGR of 70.6% over 3 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 +16.2%, so this parcel has outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.7462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $143,892. Del Valle ISD is the largest single contributor, at 54.3% 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 20% of market value ($1,659,462 land vs $6,580,989 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,240,451, this parcel sits in the top quartile (≥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 +49.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $61,084,436 by 2031, with an estimated annual tax burden around $193,616. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 59,541 SF | ✗ |
| 1ST | 1st Floor | 16,400 SF | ✓ |
| 501 | CANOPY | 135 SF | ✗ |
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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $78,193.64 | $78,193.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $30,971.32 | $30,971.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,725.63 | $9,725.63 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,520.63 | $8,520.63 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $8,240.45 | $8,240.45 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $8,240.45 | $8,240.45 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $143,892.12 | $143,892.12 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $78,193.64 | 54.3% |
| TCO Travis County | 0.3758% | $30,971.32 | 21.5% |
| THD Travis Central Health | 0.1180% | $9,725.63 | 6.8% |
| ACT Austin Community College | 0.1034% | $8,520.63 | 5.9% |
| E11 Travis County ESD # 11 | 0.1000% | $8,240.45 | 5.7% |
| E15 Travis County ESD # 15 | 0.1000% | $8,240.45 | 5.7% |
| Total | 1.7462% | $143,892.12 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,240,451 | $8,240,451 | +0.0% |
| Assessed Value | $8,240,451 | $8,240,451 | +0.0% |
| Land Value | $1,659,462 | $1,659,462 | +0.0% |
| Improvement Value | $6,580,989 | $6,580,989 | +0.0% |
| Taxable Value | $8,240,451 | $8,240,451 | +0.0% |
| Total Tax 2026 = estimate |
~$143,892
Estimated
|
~$143,892
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $8,240,451 | $1,659,462 | $6,580,989 | — | $8,240,451 | $8,240,451 | Not yet — post-cert | Preliminary |
| 2025 | $8,240,451 | $1,659,462 | $6,580,989 | — | $8,240,451 | $8,240,451 | ~$143,892 | Partial |
| 2024 | $8,400,601 | $1,659,462 | $6,741,139 | — | $8,400,601 | $8,400,601 | $147,062 | Verified |
| 2023 | $8,242,423 | $1,659,462 | $6,582,961 | — | $8,242,423 | $8,242,423 | $140,677 | Verified |
| 2022 | $1,659,462 | $1,659,462 | — | — | $1,659,462 | $1,659,462 | $31,364 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -1.9% | -1.9% | ~100% | Not available | Partial |
| 2024 | +1.9% | +1.9% | ~100% | No billing data | Verified |
| 2023 | +396.7% ! | +396.7% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +396.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +99.2% | +49.3% | +396.7% | 2023 | -1.9% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2022 | 100.0% | 2022 |
| Effective Tax Rate (2025) | 1.7500% | 1.7500% | — | 1.7500% | 2025 | 1.7500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$143,892 | $115,749 | ~$172,981 | $147,062 | 2024 | $31,364 | 2022 |
Market value changed by 397% 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 | ~$12,301,184 | ~$9,064,496 | ~1.6887% | ~$153,074 | +49.3% |
| 2028 | ~$18,362,965 | ~$9,970,946 | ~1.6313% | ~$162,652 | +122.8% |
| 2029 | ~$27,411,874 | ~$10,968,040 | ~1.5738% | ~$172,616 | +232.7% |
| 2030 | ~$40,919,908 | ~$12,064,844 | ~1.5164% | ~$182,946 | +396.6% |
| 2031 | ~$61,084,436 | ~$13,271,329 | ~1.4589% | ~$193,616 | +641.3% |
| 2027 | ~$12,136,375 | ~$9,064,496 | ~1.7462% | ~$158,281 | +47.3% |
| 2028 | ~$17,874,214 | ~$9,970,946 | ~1.7462% | ~$174,109 | +116.9% |
| 2029 | ~$26,324,792 | ~$10,968,040 | ~1.7462% | ~$191,520 | +219.5% |
| 2030 | ~$38,770,637 | ~$12,064,844 | ~1.7462% | ~$210,672 | +370.5% |
| 2031 | ~$57,100,633 | ~$13,271,329 | ~1.7462% | ~$231,740 | +592.9% |
| 2027 | ~$12,465,993 | ~$9,064,496 | ~1.6600% | ~$150,470 | +51.3% |
| 2028 | ~$18,858,309 | ~$9,970,946 | ~1.5738% | ~$156,924 | +128.9% |
| 2029 | ~$28,528,480 | ~$10,968,040 | ~1.4876% | ~$163,164 | +246.2% |
| 2030 | ~$43,157,324 | ~$12,064,844 | ~1.4015% | ~$169,083 | +423.7% |
| 2031 | ~$65,287,553 | ~$13,271,329 | ~1.3153% | ~$174,554 | +692.3% |
In 2025, this property's market value of $8,240,451 places it in the top 25% for Commercial properties in Travis County (13595 comparable) — 6× 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 | $8,240,451 | $632,506 | $1,382,921 | $3,258,143 | ↑ Top 25% | -0.8% |
| 2024 | $8,400,601 | $647,500 | $1,401,787 | $3,362,090 | ↑ Top 25% | +0.0% |
| 2023 | $8,242,423 | $651,680 | $1,383,015 | $3,277,245 | ↑ Top 25% | +9.7% |
| 2022 | $1,659,462 | $535,964 | $1,190,250 | $2,842,216 | ↑ Above median | +3.3% |
| 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 | 2022–2024 | 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 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 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 | — |