1617 TOOMEY RD TX 78704
| Owner | AMERICAN LEBANON ASSN |
|---|---|
| Parcel ID | 0105020406 |
| Short ID | 104362 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 13,015 SF |
| Land SF | 36,250 SF |
| Acres | 0.832 |
| Year Built | 2005 |
| Legal | 127.5X300 ABS 8 SUR 20 DECKER I |
| Neighborhood | 53SCN |
| Land | $4,837,578 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,837,578 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,733,390 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,733,390 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,733,390 |
| Taxable Value | $4,733,390 |
|---|
Appreciation: Market value has risen +114.4% from $2,207,625 (2021) to $4,733,390 (2025), a CAGR of 21.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 outpaced 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 $96,868. 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 102% of market value ($4,837,578 land vs $0 improvements), about $133/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 $4,733,390, 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 +21.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,280,923 by 2030, with an estimated annual tax burden around $143,601. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 13,015 SF | ✓ |
| 551 | PAVED AREA | 9,133 SF | ✗ |
| 501 | CANOPY | 730 SF | ✗ |
| 541 | FENCE COMM LF | 60 SF | ✗ |
| 611 | TERRACE | 40 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $43,793.32 | $43,793.32 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $24,803.77 | $24,803.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $17,790.21 | $17,790.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,586.49 | $5,586.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,894.33 | $4,894.33 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $96,868.12 | $96,868.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,837,579 | $4,733,390 | +2.2% |
| Assessed Value | $4,837,579 | $4,733,390 | +2.2% |
| Land Value | $4,837,578 | $4,837,578 | +0.0% |
| Improvement Value | $1 | — | — |
| Taxable Value | $4,837,579 | $4,733,390 | +2.2% |
| Total Tax 2026 = estimate |
~$99,000
Estimated
|
~$96,868
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,063,631 | $4,837,579 | -226,052 (-4.5%) |
| Taxable Value | $5,063,631 | $4,837,579 | -226,052 (-4.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,837,579 | $4,837,578 | $1 | — | $4,837,579 | $4,837,579 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,733,390 | $4,837,578 | — | — | $4,733,390 | $4,733,390 | ~$96,868 | Partial |
| 2024 | $4,090,000 | — | — | — | $4,224,000 ! | $— | $83,712 | Verified |
| 2023 | $2,455,937 | — | — | — | $4,090,000 ! | $— | $73,998 | Verified |
| 2022 | $2,350,000 | — | — | −$319 | $2,349,681 | $— | $48,503 | Verified |
| 2021 | $2,207,625 | — | — | — | $2,349,681 ! | $— | $51,284 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.0% | +7.0% | ~100% | Not available | Partial |
| 2025 | +12.1% | +12.1% | ~100% | Not available | Partial |
| 2024 | +3.3% | +3.3% | ~100% | 1.9800% | Verified |
| 2023 | +66.5% | +66.5% | ~100% | 1.8100% | Verified |
| 2022 | -0.8% | -0.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +91.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.2% | +19.1% | +20.5% | +66.5% | 2024 | +2.2% | 2026 |
| Assessment Ratio | 100.0% | 112.7% | — | 166.5% | 2023 | 100.0% | 2022 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$96,868 | $70,873 | ~$123,505 | $96,868 | 2025 | $48,503 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,727,750 | ~$5,206,729 | ~2.0139% | ~$104,860 | +21.0% |
| 2027 | ~$6,930,998 | ~$5,727,402 | ~1.9814% | ~$113,482 | +46.4% |
| 2028 | ~$8,387,017 | ~$6,300,142 | ~1.9488% | ~$122,780 | +77.2% |
| 2029 | ~$10,148,907 | ~$6,930,156 | ~1.9163% | ~$132,802 | +114.4% |
| 2030 | ~$12,280,923 | ~$7,623,172 | ~1.8837% | ~$143,601 | +159.5% |
| 2026 | ~$5,633,082 | ~$5,206,729 | ~2.0465% | ~$106,555 | +19.0% |
| 2027 | ~$6,703,781 | ~$5,727,402 | ~2.0465% | ~$117,210 | +41.6% |
| 2028 | ~$7,977,993 | ~$6,300,142 | ~2.0465% | ~$128,931 | +68.5% |
| 2029 | ~$9,494,398 | ~$6,930,156 | ~2.0465% | ~$141,825 | +100.6% |
| 2030 | ~$11,299,031 | ~$7,623,172 | ~2.0465% | ~$156,007 | +138.7% |
| 2026 | ~$5,822,418 | ~$5,206,729 | ~1.9977% | ~$104,013 | +23.0% |
| 2027 | ~$7,162,001 | ~$5,727,402 | ~1.9488% | ~$111,618 | +51.3% |
| 2028 | ~$8,809,788 | ~$6,300,142 | ~1.9000% | ~$119,704 | +86.1% |
| 2029 | ~$10,836,687 | ~$6,930,156 | ~1.8512% | ~$128,291 | +128.9% |
| 2030 | ~$13,329,921 | ~$7,623,172 | ~1.8024% | ~$137,398 | +181.6% |
In 2025, this property's market value of $4,733,390 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,733,390 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,090,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,455,937 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,350,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,207,625 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.