2889 1/2 S CAPITAL OF TX HY TX
| Owner | SPS PORTFOLIO HOLDINGS II LLC |
|---|---|
| Parcel ID | 0104170101 |
| Short ID | 104322 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 165,765 SF |
| Land SF | 716,301 SF |
| Acres | 16.444 |
| Year Built | 1980 |
| Legal | LOT 8 BLK A BARTON CREEK SQUARE |
| Neighborhood | 40SWE |
| Land | $7,163,010 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,163,010 |
| Improvement | $736,990 |
|---|---|
| Total Improvement | $736,990 |
| Market | $7,900,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,900,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,900,000 |
| Taxable Value | $7,900,000 |
|---|
Appreciation: Market value has fallen -12.2% from $9,000,000 (2021) to $7,900,000 (2025), a CAGR of -3.2% over 4 years. Growth has been relatively flat for this asset class. 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 +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 $154,325. 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 91% of market value ($7,163,010 land vs $736,990 improvements), about $10/SF of land. With value concentrated in the land under a ~46-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 $7,900,000, 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 -3.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,712,091 by 2030, with an estimated annual tax burden around $112,469. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 625,971 SF | ✗ |
| 1ST | 1st Floor | 97,509 SF | ✓ |
| 2ND | 2nd Floor | 68,256 SF | ✓ |
| 407 | LOADING DOCK | 3,950 SF | ✓ |
| 501 | CANOPY | 2,619 SF | ✗ |
| 482 | LIGHT POLES | 3 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% | $65,743.80 | $65,743.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $41,397.34 | $41,397.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $29,691.76 | $29,691.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,323.82 | $9,323.82 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,168.60 | $8,168.60 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $154,325.32 | $154,325.32 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,900,000 | $7,900,000 | +0.0% |
| Assessed Value | $7,900,000 | $7,900,000 | +0.0% |
| Land Value | $7,163,010 | $7,163,010 | +0.0% |
| Improvement Value | $736,990 | $736,990 | +0.0% |
| Taxable Value | $7,900,000 | $7,900,000 | +0.0% |
| Total Tax 2026 = estimate |
~$154,325
Estimated
|
~$154,325
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $13,690,059 | $7,900,000 | -5,790,059 (-42.3%) |
| Taxable Value | $13,690,059 | $7,900,000 | -5,790,059 (-42.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,900,000 | $7,163,010 | $736,990 | — | $7,900,000 | $7,900,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,900,000 | $7,163,010 | $736,990 | — | $7,900,000 | $7,900,000 | ~$154,325 | Partial |
| 2024 | $7,900,000 | — | — | −$736,990 | $7,163,010 | $— | $151,428 | Verified |
| 2023 | $7,900,000 | — | — | −$736,990 | $7,163,010 | $— | $145,182 | Verified |
| 2022 | $9,000,000 | — | — | −$1,836,990 | $7,163,010 | $— | $157,737 | Verified |
| 2021 | $9,000,000 | — | — | −$1,836,990 | $7,163,010 | $— | $173,039 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +73.3% | +73.3% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -12.2% | -12.2% | ~100% | 1.9200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7500% | Verified |
| 2021 | base year | — | ~100% | 1.9200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -12.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -2.4% | -3.2% | +0.0% | 2022 | -12.2% | 2023 |
| Assessment Ratio | 100.0% | 90.1% | — | 100.0% | 2025 | 79.6% | 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 |
$154,325 | $156,342 | ~$128,402 | $173,039 | 2021 | $145,182 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,646,686 | ~$7,646,686 | ~1.8979% | ~$145,127 | -3.2% |
| 2027 | ~$7,401,494 | ~$7,401,494 | ~1.8423% | ~$136,361 | -6.3% |
| 2028 | ~$7,164,164 | ~$7,164,164 | ~1.7868% | ~$128,007 | -9.3% |
| 2029 | ~$6,934,444 | ~$6,934,444 | ~1.7312% | ~$120,048 | -12.2% |
| 2030 | ~$6,712,091 | ~$6,712,091 | ~1.6756% | ~$112,469 | -15.0% |
| 2026 | ~$7,505,000 | ~$7,505,000 | ~1.9535% | ~$146,609 | -5.0% |
| 2027 | ~$7,129,750 | ~$7,129,750 | ~1.9535% | ~$139,279 | -9.8% |
| 2028 | ~$6,773,262 | ~$6,773,262 | ~1.9535% | ~$132,315 | -14.3% |
| 2029 | ~$6,434,599 | ~$6,434,599 | ~1.9535% | ~$125,699 | -18.5% |
| 2030 | ~$6,112,869 | ~$6,112,869 | ~1.9535% | ~$119,414 | -22.6% |
| 2026 | ~$7,804,686 | ~$7,804,686 | ~1.8701% | ~$145,957 | -1.2% |
| 2027 | ~$7,710,521 | ~$7,710,521 | ~1.7868% | ~$137,769 | -2.4% |
| 2028 | ~$7,617,493 | ~$7,617,493 | ~1.7034% | ~$129,757 | -3.6% |
| 2029 | ~$7,525,587 | ~$7,525,587 | ~1.6200% | ~$121,918 | -4.7% |
| 2030 | ~$7,434,790 | ~$7,434,790 | ~1.5367% | ~$114,249 | -5.9% |
In 2025, this property's market value of $7,900,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $7,900,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,900,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $7,900,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $9,000,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $9,000,000 | $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.