MOUNT LARSON RD TX 78746
| Owner | AUSTIN CABLEVISION |
|---|---|
| Parcel ID | 0121110263 |
| Short ID | 473950 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 900 SF |
| Land SF | 1,148,808 SF |
| Acres | 26.373 |
| Year Built | 1980 |
| Legal | IMPS ONLY ON ABS 772 SUR 1 THOMAS D ACR 9.85 |
| Neighborhood | 61SWE |
| Land | $1,582,380 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,582,380 |
| Improvement | $227,057 |
|---|---|
| Total Improvement | $227,057 |
| Market | $1,948,720 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,948,720 |
| Value Limitation Adjustment (−) (homestead cap) | −$21,649 |
| Net Appraised (assessed) | $1,927,071 |
| Taxable Value | $1,927,071 |
|---|
Appreciation: Market value has risen +0.9% from $1,931,965 (2021) to $1,948,720 (2025), a CAGR of 0.2% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 4 taxing entities is 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $27,015. Eanes ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($1,927,071) is $21,649 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 81% of market value ($1,582,380 land vs $227,057 improvements), about $1/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 $1,948,720, 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 +0.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,969,868 by 2030, with an estimated annual tax burden around $22,473. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 900 SF | ✓ |
| 091 | HVAC COMMRCL TON | 5 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 473950 | NW COMMUNICATIONS OF AUSTIN INC | ABS 772 SUR 1 THOMAS D ABS 21 SUR 1 SPARKS W ACR 26.373 | $1,834,126 | $1,834,126 | $1,834,126 |
| 487165 | AUSTIN CABLEVISION | IMPS ONLY ON ABS 772 SUR 1 THOMAS D ACR 9.85 | $154,392 | $141,161 | $141,161 |
Market value changed by 95% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $16,037.08 | $16,037.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,242.80 | $7,242.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,274.39 | $2,274.39 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,460.72 | $1,460.72 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $27,014.99 | $27,014.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,988,518 | $1,948,720 | +2.0% |
| Assessed Value | $1,975,287 | $1,927,071 | +2.5% |
| Land Value | $1,582,380 | $1,582,380 | +0.0% |
| Improvement Value | $251,746 | $227,057 | +10.9% |
| Taxable Value | $1,975,287 | $1,927,071 | +2.5% |
| HS Cap Loss | -$13,231 | — | |
| Total Tax 2026 = estimate |
~$27,691
Estimated
|
~$27,015
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,988,518 | $1,988,518 | +0 (+0.0%) |
| Taxable Value | $1,975,287 | $1,975,287 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,988,518 | $1,582,380 | $251,746 | −$13,231 | $1,975,287 | $1,975,287 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,948,720 | $1,582,380 | $227,057 | −$21,649 | $1,927,071 | $1,927,071 | ~$27,015 | Partial |
| 2024 | $1,974,859 | — | — | −$392,479 | $1,582,380 | $— | $25,926 | Verified |
| 2023 | $1,965,321 | — | — | −$382,941 | $1,582,380 | $— | $25,136 | Verified |
| 2022 | $1,935,865 | — | — | −$353,485 | $1,582,380 | $— | $27,535 | Verified |
| 2021 | $1,931,965 | — | — | −$349,585 | $1,582,380 | $— | $29,560 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.8% | +20.0% | 91.4% | Not available | Partial |
| 2025 | +42.1% | +20.0% | 84.5% | Not available | Partial |
| 2024 | +0.5% | +0.5% | ~100% | 1.3100% | Verified |
| 2023 | -1.6% | -1.6% | ~100% | 1.2700% | Verified |
| 2022 | -94.6% ! | -94.6% | ~100% | 1.4000% | Verified |
| 2021 | base year | — | ~100% | 1.5300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -92.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.0% | +0.6% | -0.2% | +2.0% | 2026 | -1.3% | 2025 |
| Assessment Ratio | 99.3% | 87.1% | — | 99.3% | 2026 | 80.1% | 2024 |
| Effective Tax Rate (2025) | 1.1800% | 1.1800% | — | 1.1800% | 2025 | 1.1800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$27,015 | $27,034 | ~$24,420 | $29,560 | 2021 | $25,136 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,952,931 | ~$1,952,931 | ~1.3497% | ~$26,358 | +0.2% |
| 2027 | ~$1,957,152 | ~$1,957,152 | ~1.2975% | ~$25,393 | +0.4% |
| 2028 | ~$1,961,382 | ~$1,961,382 | ~1.2453% | ~$24,424 | +0.6% |
| 2029 | ~$1,965,620 | ~$1,965,620 | ~1.1931% | ~$23,451 | +0.9% |
| 2030 | ~$1,969,868 | ~$1,969,868 | ~1.1409% | ~$22,473 | +1.1% |
| 2026 | ~$1,913,957 | ~$1,913,957 | ~1.4019% | ~$26,831 | -1.8% |
| 2027 | ~$1,879,814 | ~$1,879,814 | ~1.4019% | ~$26,353 | -3.5% |
| 2028 | ~$1,846,280 | ~$1,846,280 | ~1.4019% | ~$25,882 | -5.3% |
| 2029 | ~$1,813,345 | ~$1,813,345 | ~1.4019% | ~$25,421 | -6.9% |
| 2030 | ~$1,780,997 | ~$1,780,997 | ~1.4019% | ~$24,967 | -8.6% |
| 2026 | ~$1,991,906 | ~$1,991,906 | ~1.3236% | ~$26,364 | +2.2% |
| 2027 | ~$2,036,049 | ~$2,036,049 | ~1.2453% | ~$25,354 | +4.5% |
| 2028 | ~$2,081,170 | ~$2,081,170 | ~1.1670% | ~$24,286 | +6.8% |
| 2029 | ~$2,127,291 | ~$2,127,291 | ~1.0887% | ~$23,159 | +9.2% |
| 2030 | ~$2,174,434 | ~$2,174,434 | ~1.0103% | ~$21,969 | +11.6% |
In 2025, this property's market value of $1,948,720 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +37% 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 | $1,948,720 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,974,859 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,965,321 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,935,865 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,931,965 | $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.