1101 S MO-PAC EXPRESSWAY 7 TX 78746
| Owner | CUMMINS WILLIAM B TRUST ETAL |
|---|---|
| Parcel ID | 0104090515 |
| Short ID | 918249 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 7,752 SF |
| Land SF | 73,927 SF |
| Acres | 1.697 |
| Year Built | 1998 |
| Legal | UNT 7 BARTON OAKS PLAZA CONDOMINIUM AMENDED PLUS 8.3333 % INT IN COM AREA |
| Neighborhood | 32CEN |
| Land | $1,108,902 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,108,902 |
| Improvement | $2,576,378 |
|---|---|
| Total Improvement | $2,576,378 |
| Market | $3,685,280 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,685,280 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,685,280 |
| Taxable Value | $3,685,280 |
|---|
Appreciation: Market value has fallen -4.9% from $3,875,276 (2021) to $3,685,280 (2025), a CAGR of -1.2% 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 +24.1%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $71,991. Eanes ISD is the largest single contributor, at 42.6% 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 30% of market value ($1,108,902 land vs $2,576,378 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~28 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,685,280, this parcel sits in the top quartile (≥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 -1.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,460,830 by 2030, with an estimated annual tax burden around $57,990. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 30,000 SF | ✗ |
| 1ST | 1st Floor | 7,752 SF | ✓ |
| 491 | SPRINKLER HEADS | 7,752 SF | ✗ |
| 611 | TERRACE | 790 SF | ✗ |
| 501 | CANOPY | 486 SF | ✗ |
| 437 | FENCE MASON LF | 40 SF | ✗ |
| 541 | FENCE COMM LF | 20 SF | ✗ |
| 482 | LIGHT POLES | 4 SF | ✓ |
| 521 | FIREPLACE | 1 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $30,668.90 | $30,668.90 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $19,311.49 | $19,311.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,850.94 | $13,850.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,349.48 | $4,349.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,810.58 | $3,810.58 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $71,991.39 | $71,991.39 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,684,116 | $3,685,280 | -0.0% |
| Assessed Value | $3,684,116 | $3,685,280 | -0.0% |
| Land Value | $1,108,902 | $1,108,902 | +0.0% |
| Improvement Value | $2,575,214 | $2,576,378 | -0.0% |
| Taxable Value | $3,684,116 | $3,685,280 | -0.0% |
| Total Tax 2026 = estimate |
~$71,969
Estimated
|
~$71,991
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,684,116 | $3,684,116 | +0 (+0.0%) |
| Taxable Value | $3,684,116 | $3,684,116 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,684,116 | $1,108,902 | $2,575,214 | — | $3,684,116 | $3,684,116 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,685,280 | $1,108,902 | $2,576,378 | — | $3,685,280 | $3,685,280 | ~$71,991 | Partial |
| 2024 | $3,708,814 | — | — | −$2,599,912 | $1,108,902 | $— | $70,117 | Verified |
| 2023 | $3,390,873 | — | — | −$2,281,971 | $1,108,902 | $— | $68,159 | Verified |
| 2022 | $3,403,764 | — | — | −$2,294,862 | $1,108,902 | $— | $67,238 | Verified |
| 2021 | $3,875,276 | — | — | −$2,766,374 | $1,108,902 | $— | $74,058 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2025 | +0.7% | +0.7% | ~100% | Not available | Partial |
| 2024 | -1.4% | -1.4% | ~100% | 1.9200% | Verified |
| 2023 | +9.4% | +9.4% | ~100% | 1.8400% | Verified |
| 2022 | -0.4% | -0.4% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +-0.0% | -0.8% | -1.2% | +9.4% | 2024 | -12.2% | 2022 |
| Assessment Ratio | 100.0% | 54.0% | — | 100.0% | 2025 | 28.6% | 2021 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$71,991 | $70,313 | ~$63,470 | $74,058 | 2021 | $67,238 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,639,255 | ~$3,639,255 | ~1.8979% | ~$69,070 | -1.2% |
| 2027 | ~$3,593,804 | ~$3,593,804 | ~1.8423% | ~$66,210 | -2.5% |
| 2028 | ~$3,548,921 | ~$3,548,921 | ~1.7868% | ~$63,411 | -3.7% |
| 2029 | ~$3,504,599 | ~$3,504,599 | ~1.7312% | ~$60,671 | -4.9% |
| 2030 | ~$3,460,830 | ~$3,460,830 | ~1.6756% | ~$57,990 | -6.1% |
| 2026 | ~$3,565,549 | ~$3,565,549 | ~1.9535% | ~$69,652 | -3.2% |
| 2027 | ~$3,449,708 | ~$3,449,708 | ~1.9535% | ~$67,390 | -6.4% |
| 2028 | ~$3,337,631 | ~$3,337,631 | ~1.9535% | ~$65,200 | -9.4% |
| 2029 | ~$3,229,195 | ~$3,229,195 | ~1.9535% | ~$63,082 | -12.4% |
| 2030 | ~$3,124,281 | ~$3,124,281 | ~1.9535% | ~$61,032 | -15.2% |
| 2026 | ~$3,712,960 | ~$3,712,960 | ~1.8701% | ~$69,437 | +0.8% |
| 2027 | ~$3,740,849 | ~$3,740,849 | ~1.7868% | ~$66,840 | +1.5% |
| 2028 | ~$3,768,946 | ~$3,768,946 | ~1.7034% | ~$64,200 | +2.3% |
| 2029 | ~$3,797,255 | ~$3,797,255 | ~1.6200% | ~$61,517 | +3.0% |
| 2030 | ~$3,825,776 | ~$3,825,776 | ~1.5367% | ~$58,790 | +3.8% |
In 2025, this property's market value of $3,685,280 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +160% 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 | $3,685,280 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,708,814 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,390,873 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,403,764 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,875,276 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 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.