804 LAS CIMAS PKWY TX 78746
| Owner | MI LAS CIMAS I LLC |
|---|---|
| Parcel ID | 0115230352 |
| Short ID | 115324 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 84,548 SF |
| Land SF | 209,611 SF |
| Acres | 4.812 |
| Year Built | 1998 |
| Legal | LOT 1 BLK B LAS CIMAS OFFICE PARK |
| Neighborhood | 51SWE |
| Land | $4,192,214 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,192,214 |
| Improvement | $14,104,963 |
|---|---|
| Total Improvement | $14,104,963 |
| Market | $18,297,177 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $18,297,177 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $18,297,177 |
| Taxable Value | $18,297,177 |
|---|
Appreciation: Market value has fallen -29.0% from $25,772,000 (2021) to $18,297,177 (2025), a CAGR of -8.2% over 4 years. Growth has been relatively flat for this asset class. 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 lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.0127% in 2025 (+0.0345% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $368,265. Eanes ISD is the largest single contributor, at 41.3% 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 23% of market value ($4,192,214 land vs $14,104,963 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~28 yrs), and rent roll drive the underwriting.
Submarket Position: At $18,297,177, 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 -8.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,924,194 by 2030, with an estimated annual tax burden around $204,165. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 136,800 SF | ✗ |
| 491 | SPRINKLER HEADS | 86,367 SF | ✗ |
| SO | Sketch Only | 84,548 SF | ✗ |
| 3RD | 3rd Floor | 28,921 SF | ✓ |
| 2ND | 2nd Floor | 28,507 SF | ✓ |
| 1ST | 1st Floor | 27,120 SF | ✓ |
| 501 | CANOPY | 8,154 SF | ✗ |
| LOBBY | Lobby | 1,819 SF | ✓ |
| 482 | LIGHT POLES | 16 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $152,269.11 | $152,269.11 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $95,880.32 | $95,880.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $68,769.02 | $68,769.02 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $21,594.88 | $21,594.88 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $18,919.28 | $18,919.28 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $10,831.93 | $10,831.93 | Paid |
| Combined Rate | 2.2531% | 2.0504% | 1.9011% | 1.9782% | 2.0127% | +0.0345% | $368,264.54 | $368,264.54 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $19,962,733 | $18,297,177 | +9.1% |
| Assessed Value | $19,962,733 | $18,297,177 | +9.1% |
| Land Value | $4,192,214 | $4,192,214 | +0.0% |
| Improvement Value | $15,770,519 | $14,104,963 | +11.8% |
| Taxable Value | $19,962,733 | $18,297,177 | +9.1% |
| Total Tax 2026 = estimate |
~$401,787
Estimated
|
~$368,265
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $19,962,733 | $19,962,733 | +0 (+0.0%) |
| Taxable Value | $19,962,733 | $19,962,733 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $19,962,733 | $4,192,214 | $15,770,519 | — | $19,962,733 | $19,962,733 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $18,297,177 | $4,192,214 | $14,104,963 | — | $18,297,177 | $18,297,177 | ~$368,265 | Partial |
| 2024 | $21,700,000 | — | — | −$17,507,786 | $4,192,214 | $— | $468,629 | Verified |
| 2023 | $26,900,000 | — | — | −$22,707,786 | $4,192,214 | $— | $414,360 | Verified |
| 2022 | $25,193,000 | — | — | −$21,000,786 | $4,192,214 | $— | $553,143 | Verified |
| 2021 | $25,772,000 | — | — | −$21,579,786 | $4,192,214 | $— | $567,618 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.1% | +9.1% | ~100% | Not available | Partial |
| 2025 | -22.8% | -22.8% | ~100% | Not available | Partial |
| 2024 | +0.8% | +0.8% | ~100% | 1.9800% | Verified |
| 2023 | -17.5% | -17.5% | ~100% | 1.7600% | Verified |
| 2022 | +13.1% | +13.1% | ~100% | 1.9400% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -27.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.1% | -4.3% | -9.7% | +9.1% | 2026 | -19.3% | 2024 |
| Assessment Ratio | 100.0% | 44.6% | — | 100.0% | 2025 | 15.6% | 2023 |
| Effective Tax Rate (2025) | 2.0100% | 2.0100% | — | 2.0100% | 2025 | 2.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$368,265 | $474,403 | ~$262,684 | $567,618 | 2021 | $368,265 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$16,795,506 | ~$16,795,506 | ~1.9526% | ~$327,947 | -8.2% |
| 2027 | ~$15,417,078 | ~$15,417,078 | ~1.8925% | ~$291,766 | -15.7% |
| 2028 | ~$14,151,780 | ~$14,151,780 | ~1.8324% | ~$259,316 | -22.7% |
| 2029 | ~$12,990,326 | ~$12,990,326 | ~1.7723% | ~$230,226 | -29.0% |
| 2030 | ~$11,924,194 | ~$11,924,194 | ~1.7122% | ~$204,165 | -34.8% |
| 2026 | ~$17,382,318 | ~$17,382,318 | ~2.0127% | ~$349,851 | -5.0% |
| 2027 | ~$16,513,202 | ~$16,513,202 | ~2.0127% | ~$332,359 | -9.8% |
| 2028 | ~$15,687,542 | ~$15,687,542 | ~2.0127% | ~$315,741 | -14.3% |
| 2029 | ~$14,903,165 | ~$14,903,165 | ~2.0127% | ~$299,954 | -18.5% |
| 2030 | ~$14,158,007 | ~$14,158,007 | ~2.0127% | ~$284,956 | -22.6% |
| 2026 | ~$17,161,449 | ~$17,161,449 | ~1.9225% | ~$329,935 | -6.2% |
| 2027 | ~$16,096,217 | ~$16,096,217 | ~1.8324% | ~$294,945 | -12.0% |
| 2028 | ~$15,097,106 | ~$15,097,106 | ~1.7422% | ~$263,028 | -17.5% |
| 2029 | ~$14,160,010 | ~$14,160,010 | ~1.6521% | ~$233,937 | -22.6% |
| 2030 | ~$13,281,081 | ~$13,281,081 | ~1.5619% | ~$207,443 | -27.4% |
In 2025, this property's market value of $18,297,177 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 13× 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 | $18,297,177 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $21,700,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $26,900,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $25,193,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $25,772,000 | $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.