11590 RESEARCH BLVD TX 78759
| Owner | FAYFAY24 LLC |
|---|---|
| Parcel ID | 0160010307 |
| Short ID | 158201 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 6,194 SF |
| Land SF | 82,023 SF |
| Acres | 1.883 |
| Year Built | 1994 |
| Legal | LOT 2 BLK A OUTBACK SUBD THE |
| Neighborhood | 32FNW |
| Land | $2,460,690 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,460,690 |
| Improvement | $580,376 |
|---|---|
| Total Improvement | $580,376 |
| Market | $3,041,066 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,041,066 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,041,066 |
| Taxable Value | $3,041,066 |
|---|
Appreciation: Market value has fallen -4.8% from $3,195,981 (2021) to $3,041,066 (2025), a CAGR of -1.2% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $62,235. 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 81% of market value ($2,460,690 land vs $580,376 improvements), about $30/SF of land. With value concentrated in the land under a ~32-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 $3,041,066, 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 -1.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,857,939 by 2030, with an estimated annual tax burden around $53,836. 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 | 30,000 SF | ✗ |
| 1ST | 1st Floor | 6,194 SF | ✓ |
| 611 | TERRACE | 1,644 SF | ✗ |
| 501 | CANOPY | 1,032 SF | ✗ |
| 541 | FENCE COMM LF | 56 SF | ✗ |
| 482 | LIGHT POLES | 5 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% | $28,135.94 | $28,135.94 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,935.70 | $15,935.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,429.69 | $11,429.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,589.16 | $3,589.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,144.46 | $3,144.46 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $62,234.95 | $62,234.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,041,066 | $3,041,066 | +0.0% |
| Assessed Value | $3,041,066 | $3,041,066 | +0.0% |
| Land Value | $2,460,690 | $2,460,690 | +0.0% |
| Improvement Value | $580,376 | $580,376 | +0.0% |
| Taxable Value | $3,041,066 | $3,041,066 | +0.0% |
| Total Tax 2026 = estimate |
~$62,235
Estimated
|
~$62,235
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,134,090 | $3,041,066 | -93,024 (-3.0%) |
| Taxable Value | $3,134,090 | $3,041,066 | -93,024 (-3.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,041,066 | $2,460,690 | $580,376 | — | $3,041,066 | $3,041,066 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,041,066 | $2,460,690 | $580,376 | — | $3,041,066 | $3,041,066 | ~$62,235 | Partial |
| 2024 | $3,244,710 | — | — | −$784,020 | $2,460,690 | $— | $63,418 | Verified |
| 2023 | $2,863,128 | — | — | −$402,438 | $2,460,690 | $— | $58,705 | Verified |
| 2022 | $2,806,455 | — | — | −$345,765 | $2,460,690 | $— | $56,545 | Verified |
| 2021 | $3,195,981 | — | — | −$735,291 | $2,460,690 | $— | $61,088 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.1% | +3.1% | ~100% | Not available | Partial |
| 2025 | -10.0% | -10.0% | ~100% | Not available | Partial |
| 2024 | +4.1% | +4.1% | ~100% | 1.8800% | Verified |
| 2023 | +13.3% | +13.3% | ~100% | 1.8100% | Verified |
| 2022 | +2.0% | +2.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.6% | -1.2% | +13.3% | 2024 | -12.2% | 2022 |
| Assessment Ratio | 100.0% | 87.7% | — | 100.0% | 2025 | 75.8% | 2024 |
| 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 |
$62,235 | $60,398 | ~$57,130 | $63,418 | 2024 | $56,545 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,003,525 | ~$3,003,525 | ~2.0139% | ~$60,489 | -1.2% |
| 2027 | ~$2,966,448 | ~$2,966,448 | ~1.9814% | ~$58,777 | -2.5% |
| 2028 | ~$2,929,828 | ~$2,929,828 | ~1.9488% | ~$57,098 | -3.7% |
| 2029 | ~$2,893,660 | ~$2,893,660 | ~1.9163% | ~$55,451 | -4.8% |
| 2030 | ~$2,857,939 | ~$2,857,939 | ~1.8837% | ~$53,836 | -6.0% |
| 2026 | ~$2,942,704 | ~$2,942,704 | ~2.0465% | ~$60,222 | -3.2% |
| 2027 | ~$2,847,523 | ~$2,847,523 | ~2.0465% | ~$58,274 | -6.4% |
| 2028 | ~$2,755,421 | ~$2,755,421 | ~2.0465% | ~$56,389 | -9.4% |
| 2029 | ~$2,666,298 | ~$2,666,298 | ~2.0465% | ~$54,565 | -12.3% |
| 2030 | ~$2,580,057 | ~$2,580,057 | ~2.0465% | ~$52,800 | -15.2% |
| 2026 | ~$3,064,346 | ~$3,064,346 | ~1.9977% | ~$61,215 | +0.8% |
| 2027 | ~$3,087,805 | ~$3,087,805 | ~1.9488% | ~$60,176 | +1.5% |
| 2028 | ~$3,111,443 | ~$3,111,443 | ~1.9000% | ~$59,118 | +2.3% |
| 2029 | ~$3,135,262 | ~$3,135,262 | ~1.8512% | ~$58,040 | +3.1% |
| 2030 | ~$3,159,264 | ~$3,159,264 | ~1.8024% | ~$56,942 | +3.9% |
In 2025, this property's market value of $3,041,066 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +115% 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 | $3,041,066 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,244,710 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,863,128 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,806,455 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $3,195,981 | $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.