12250 RESEARCH BLVD TX 78759
| Owner | COLE AS AUSTIN TX LLC |
|---|---|
| Parcel ID | 0164031401 |
| Short ID | 163609 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 90,500 SF |
| Land SF | 464,306 SF |
| Acres | 10.659 |
| Year Built | 1988 |
| Legal | LOT 7 BLK A PAVILION SUBD THE |
| Neighborhood | 46FNW |
| Land | $9,286,120 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,286,120 |
| Improvement | $1,307,263 |
|---|---|
| Total Improvement | $1,307,263 |
| Market | $10,593,383 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $10,593,383 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $10,593,383 |
| Taxable Value | $10,593,383 |
|---|
Appreciation: Market value has fallen -21.1% from $13,427,520 (2021) to $10,593,383 (2025), a CAGR of -5.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 2.0144% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $213,392. Round Rock ISD is the largest single contributor, at 44.3% 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 88% of market value ($9,286,120 land vs $1,307,263 improvements), about $20/SF of land. With value concentrated in the land under a ~38-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 $10,593,383, 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 -5.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,876,500 by 2030, with an estimated annual tax burden around $135,605. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 251,760 SF | ✗ |
| 1ST | 1st Floor | 90,500 SF | ✓ |
| 491 | SPRINKLER HEADS | 90,500 SF | ✗ |
| 501 | CANOPY | 6,500 SF | ✗ |
| 611 | TERRACE | 5,570 SF | ✗ |
| 541 | FENCE COMM LF | 272 SF | ✗ |
| 435 | FENCE IRON LF | 135 SF | ✗ |
| 482 | LIGHT POLES | 16 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $94,609.50 | $94,609.50 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $55,511.13 | $55,511.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $39,814.70 | $39,814.70 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $12,502.63 | $12,502.63 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $10,953.56 | $10,953.56 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $213,391.52 | $213,391.52 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $10,593,383 | $10,593,383 | +0.0% |
| Assessed Value | $10,593,383 | $10,593,383 | +0.0% |
| Land Value | $9,286,120 | $9,286,120 | +0.0% |
| Improvement Value | $1,307,263 | $1,307,263 | +0.0% |
| Taxable Value | $10,593,383 | $10,593,383 | +0.0% |
| Total Tax 2026 = estimate |
~$213,392
Estimated
|
~$213,392
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $10,660,805 | $10,593,383 | -67,422 (-0.6%) |
| Taxable Value | $10,660,805 | $10,593,383 | -67,422 (-0.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $10,593,383 | $9,286,120 | $1,307,263 | — | $10,593,383 | $10,593,383 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $10,593,383 | $9,286,120 | $1,307,263 | — | $10,593,383 | $10,593,383 | ~$213,392 | Partial |
| 2024 | $13,775,000 | — | — | −$4,488,880 | $9,286,120 | $— | $228,746 | Verified |
| 2023 | $12,060,000 | — | — | −$5,095,410 | $6,964,590 | $— | $257,420 | Verified |
| 2022 | $12,000,000 | — | — | −$5,035,410 | $6,964,590 | $— | $246,135 | Verified |
| 2021 | $13,427,520 | — | — | −$6,462,930 | $6,964,590 | $— | $269,829 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.6% | +0.6% | ~100% | Not available | Partial |
| 2025 | -10.9% | -10.9% | ~100% | Not available | Partial |
| 2024 | -13.7% | -13.7% | ~100% | 1.9200% | Verified |
| 2023 | +14.2% | +14.2% | ~100% | 1.8700% | Verified |
| 2022 | +0.5% | +0.5% | ~100% | 2.0400% | Verified |
| 2021 | base year | — | ~100% | 2.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -11.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -3.8% | -5.8% | +14.2% | 2024 | -23.1% | 2025 |
| Assessment Ratio | 100.0% | 72.5% | — | 100.0% | 2025 | 51.9% | 2021 |
| 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 |
$213,392 | $243,104 | ~$164,245 | $269,829 | 2021 | $213,392 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,983,766 | ~$9,983,766 | ~1.9558% | ~$195,266 | -5.8% |
| 2027 | ~$9,409,230 | ~$9,409,230 | ~1.8973% | ~$178,520 | -11.2% |
| 2028 | ~$8,867,758 | ~$8,867,758 | ~1.8387% | ~$163,055 | -16.3% |
| 2029 | ~$8,357,445 | ~$8,357,445 | ~1.7802% | ~$148,778 | -21.1% |
| 2030 | ~$7,876,500 | ~$7,876,500 | ~1.7216% | ~$135,605 | -25.6% |
| 2026 | ~$10,063,714 | ~$10,063,714 | ~2.0144% | ~$202,722 | -5.0% |
| 2027 | ~$9,560,528 | ~$9,560,528 | ~2.0144% | ~$192,586 | -9.8% |
| 2028 | ~$9,082,502 | ~$9,082,502 | ~2.0144% | ~$182,957 | -14.3% |
| 2029 | ~$8,628,377 | ~$8,628,377 | ~2.0144% | ~$173,809 | -18.5% |
| 2030 | ~$8,196,958 | ~$8,196,958 | ~2.0144% | ~$165,118 | -22.6% |
| 2026 | ~$10,195,634 | ~$10,195,634 | ~1.9266% | ~$196,425 | -3.8% |
| 2027 | ~$9,812,818 | ~$9,812,818 | ~1.8387% | ~$180,432 | -7.4% |
| 2028 | ~$9,444,377 | ~$9,444,377 | ~1.7509% | ~$165,363 | -10.8% |
| 2029 | ~$9,089,769 | ~$9,089,769 | ~1.6631% | ~$151,171 | -14.2% |
| 2030 | ~$8,748,476 | ~$8,748,476 | ~1.5753% | ~$137,812 | -17.4% |
In 2025, this property's market value of $10,593,383 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 7× 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 | $10,593,383 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $13,775,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $12,060,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $12,000,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $13,427,520 | $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.