3411 GLENVIEW AVE TX 78703
| Owner | KUNIK HOLDINGS LTD |
|---|---|
| Parcel ID | 0119000706 |
| Short ID | 119423 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 6,328 SF |
| Land SF | 7,724 SF |
| Acres | 0.177 |
| Year Built | 2010 |
| Legal | LOT 8 *LESS NW 25.7'& W10' OF LOT 7 GLENVIEW ADDN |
| Neighborhood | 32CEN |
| Land | $772,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $772,400 |
| Improvement | $2,127,600 |
|---|---|
| Total Improvement | $2,127,600 |
| Market | $2,900,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,900,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,900,000 |
| Taxable Value | $2,900,000 |
|---|
Appreciation: Market value has risen +15.4% from $2,513,192 (2021) to $2,900,000 (2025), a CAGR of 3.6% 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 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $59,348. 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 27% of market value ($772,400 land vs $2,127,600 improvements), about $100/SF of land. Most value sits in the improvements, so building condition, age (~16 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,900,000, this parcel sits in the upper-middle (50th–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 +3.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,468,274 by 2030, with an estimated annual tax burden around $65,333. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,652 SF | ✓ |
| 611 | TERRACE | 3,568 SF | ✗ |
| 2ND | 2nd Floor | 1,984 SF | ✓ |
| 511 | DECK | 1,056 SF | ✗ |
| 3RD | 3rd Floor | 693 SF | ✓ |
| 501 | CANOPY | 114 SF | ✗ |
| 327 | STORAGE COMM'L | 30 SF | ✓ |
| 413 | STAIRWAY EXT | 4 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% | $26,830.80 | $26,830.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,196.49 | $15,196.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,899.51 | $10,899.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,422.67 | $3,422.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,998.60 | $2,998.60 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $59,348.07 | $59,348.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,207,649 | $2,900,000 | +10.6% |
| Assessed Value | $3,207,649 | $2,900,000 | +10.6% |
| Land Value | $772,400 | $772,400 | +0.0% |
| Improvement Value | $2,435,249 | $2,127,600 | +14.5% |
| Taxable Value | $3,207,649 | $2,900,000 | +10.6% |
| Total Tax 2026 = estimate |
~$65,644
Estimated
|
~$59,348
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,207,649 | $3,207,649 | +0 (+0.0%) |
| Taxable Value | $3,207,649 | $3,207,649 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,207,649 | $772,400 | $2,435,249 | — | $3,207,649 | $3,207,649 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,900,000 | $772,400 | $2,127,600 | — | $2,900,000 | $2,900,000 | ~$59,348 | Partial |
| 2024 | $3,028,380 | — | — | −$2,255,980 | $772,400 | $— | $61,958 | Verified |
| 2023 | $2,130,111 | — | — | −$1,357,711 | $772,400 | $— | $54,791 | Verified |
| 2022 | $2,141,631 | — | — | −$1,523,711 | $617,920 | $— | $42,068 | Verified |
| 2021 | $2,513,192 | — | — | −$1,895,272 | $617,920 | $— | $46,616 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.6% | +10.6% | ~100% | Not available | Partial |
| 2025 | -7.2% | -7.2% | ~100% | Not available | Partial |
| 2024 | +3.2% | +3.2% | ~100% | 1.9800% | Verified |
| 2023 | +42.2% | +42.2% | ~100% | 1.8100% | Verified |
| 2022 | -0.5% | -0.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.6% | +6.7% | +1.7% | +42.2% | 2024 | -14.8% | 2022 |
| Assessment Ratio | 100.0% | 52.6% | — | 100.0% | 2025 | 24.6% | 2021 |
| 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 |
$59,348 | $52,956 | ~$62,927 | $61,958 | 2024 | $42,068 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,005,669 | ~$3,005,669 | ~2.0139% | ~$60,532 | +3.6% |
| 2027 | ~$3,115,187 | ~$3,115,187 | ~1.9814% | ~$61,724 | +7.4% |
| 2028 | ~$3,228,697 | ~$3,228,697 | ~1.9488% | ~$62,922 | +11.3% |
| 2029 | ~$3,346,342 | ~$3,346,342 | ~1.9163% | ~$64,126 | +15.4% |
| 2030 | ~$3,468,274 | ~$3,468,274 | ~1.8837% | ~$65,333 | +19.6% |
| 2026 | ~$2,947,669 | ~$2,947,669 | ~2.0465% | ~$60,324 | +1.6% |
| 2027 | ~$2,996,121 | ~$2,996,121 | ~2.0465% | ~$61,315 | +3.3% |
| 2028 | ~$3,045,369 | ~$3,045,369 | ~2.0465% | ~$62,323 | +5.0% |
| 2029 | ~$3,095,427 | ~$3,095,427 | ~2.0465% | ~$63,347 | +6.7% |
| 2030 | ~$3,146,308 | ~$3,146,308 | ~2.0465% | ~$64,389 | +8.5% |
| 2026 | ~$3,063,669 | ~$3,063,669 | ~1.9977% | ~$61,202 | +5.6% |
| 2027 | ~$3,236,574 | ~$3,236,574 | ~1.9488% | ~$63,076 | +11.6% |
| 2028 | ~$3,419,238 | ~$3,419,238 | ~1.9000% | ~$64,966 | +17.9% |
| 2029 | ~$3,612,211 | ~$3,612,211 | ~1.8512% | ~$66,869 | +24.6% |
| 2030 | ~$3,816,075 | ~$3,816,075 | ~1.8024% | ~$68,780 | +31.6% |
In 2025, this property's market value of $2,900,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +105% 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 | $2,900,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,028,380 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,130,111 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,141,631 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,513,192 | $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.