11689 RESEARCH BLVD TX 78759
| Owner | ANGUS SQUARE CORPORATION & |
|---|---|
| Parcel ID | 0162011104 |
| Short ID | 475264 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 11,084 SF |
| Land SF | 50,087 SF |
| Acres | 1.150 |
| Year Built | 1977 |
| Legal | LOT 1 LESS NE 1314SQ FT FORT ADDN THE |
| Neighborhood | 43NWE |
| Land | $1,352,349 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,352,349 |
| Improvement | $136,179 |
|---|---|
| Total Improvement | $136,179 |
| Market | $1,488,528 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,488,528 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,488,528 |
| Taxable Value | $1,488,528 |
|---|
| Total Due | $17,425.69 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has fallen -21.7% from $1,900,000 (2021) to $1,488,528 (2025), a CAGR of -5.9% 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 $30,463. 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 91% of market value ($1,352,349 land vs $136,179 improvements), about $27/SF of land. With value concentrated in the land under a ~49-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 $1,488,528, 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 -5.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,097,138 by 2030, with an estimated annual tax burden around $20,667. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $17,425.69 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 20,360 SF | ✗ |
| 1ST | 1st Floor | 11,084 SF | ✓ |
| 501 | CANOPY | 2,058 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +691 |
| Travis County | 0.3444% | 0.3758% | +467 |
| Austin ISD | 0.9505% | 0.9252% | -377 |
| Travis Central Health | 0.1080% | 0.1180% | +150 |
| Austin Community College | 0.1013% | 0.1034% | +31 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $13,771.86 | $6,921.41 | $6,850.45 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,800.14 | $3,920.17 | $3,879.97 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,594.56 | $2,811.69 | $2,782.87 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,756.81 | $882.93 | $873.88 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,539.14 | $773.54 | $765.60 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $30,462.51 | $15,309.74 | $15,152.77 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,488,528 | $1,488,528 | +0.0% |
| Assessed Value | $1,488,528 | $1,488,528 | +0.0% |
| Land Value | $1,352,349 | $1,352,349 | +0.0% |
| Improvement Value | $136,179 | $136,179 | +0.0% |
| Taxable Value | $1,488,528 | $1,488,528 | +0.0% |
| Total Tax 2026 = estimate |
~$30,462
Estimated
|
$30,463 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,488,528 | $1,488,528 | +0 (+0.0%) |
| Taxable Value | $1,488,528 | $1,488,528 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,488,528 | $1,352,349 | $136,179 | — | $1,488,528 | $1,488,528 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,488,528 | $1,352,349 | $136,179 | — | $1,488,528 | $1,488,528 | $30,463 | Verified |
| 2024 | $1,551,712 | — | — | −$199,363 | $1,352,349 | $— | $29,492 | Verified |
| 2023 | $1,551,712 | — | — | −$199,363 | $1,352,349 | $— | $28,074 | Verified |
| 2022 | $1,548,949 | — | — | −$196,600 | $1,352,349 | $— | $30,645 | Verified |
| 2021 | $1,900,000 | — | — | −$547,651 | $1,352,349 | $— | $33,716 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | 2.0500% | Verified |
| 2024 | -4.1% | -4.1% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +0.2% | +0.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.7700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -3.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -4.5% | -5.9% | +0.2% | 2023 | -18.5% | 2022 |
| Assessment Ratio | 100.0% | 88.8% | — | 100.0% | 2025 | 71.2% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $30,463 | $30,478 | ~$24,296 | $33,716 | 2021 | $28,074 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,400,419 | ~$1,400,419 | ~2.0139% | ~$28,204 | -5.9% |
| 2027 | ~$1,317,525 | ~$1,317,525 | ~1.9814% | ~$26,105 | -11.5% |
| 2028 | ~$1,239,537 | ~$1,239,537 | ~1.9488% | ~$24,157 | -16.7% |
| 2029 | ~$1,166,166 | ~$1,166,166 | ~1.9163% | ~$22,347 | -21.7% |
| 2030 | ~$1,097,138 | ~$1,097,138 | ~1.8837% | ~$20,667 | -26.3% |
| 2026 | ~$1,414,102 | ~$1,414,102 | ~2.0465% | ~$28,939 | -5.0% |
| 2027 | ~$1,343,397 | ~$1,343,397 | ~2.0465% | ~$27,492 | -9.7% |
| 2028 | ~$1,276,227 | ~$1,276,227 | ~2.0465% | ~$26,118 | -14.3% |
| 2029 | ~$1,212,415 | ~$1,212,415 | ~2.0465% | ~$24,812 | -18.5% |
| 2030 | ~$1,151,795 | ~$1,151,795 | ~2.0465% | ~$23,571 | -22.6% |
| 2026 | ~$1,430,189 | ~$1,430,189 | ~1.9977% | ~$28,570 | -3.9% |
| 2027 | ~$1,374,137 | ~$1,374,137 | ~1.9488% | ~$26,780 | -7.7% |
| 2028 | ~$1,320,281 | ~$1,320,281 | ~1.9000% | ~$25,086 | -11.3% |
| 2029 | ~$1,268,536 | ~$1,268,536 | ~1.8512% | ~$23,483 | -14.8% |
| 2030 | ~$1,218,819 | ~$1,218,819 | ~1.8024% | ~$21,968 | -18.1% |
In 2025, this property's market value of $1,488,528 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +5% 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 | $1,488,528 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,551,712 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,551,712 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,548,949 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,900,000 | $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.