12401 RESEARCH BLVD 1 & 2 TX 78759
| Owner | RAR2 - RESEARCH PARK PLAZA I & II LP |
|---|---|
| Parcel ID | 0166030309 |
| Short ID | 458103 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 198,690 SF |
| Land SF | 477,953 SF |
| Acres | 10.972 |
| Year Built | 2000 |
| Legal | LOT 2 RESEARCH PARK SUBD |
| Neighborhood | 51FNW |
| Land | $9,559,060 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,559,060 |
| Improvement | $61,301,399 |
|---|---|
| Total Improvement | $61,301,399 |
| Market | $70,860,459 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $70,860,459 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $70,860,459 |
| Taxable Value | $70,860,459 |
|---|
Appreciation: Market value has fallen -31.9% from $104,028,740 (2021) to $70,860,459 (2025), a CAGR of -9.2% 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 2.0144% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,427,402. 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 13% of market value ($9,559,060 land vs $61,301,399 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~26 yrs), and rent roll drive the underwriting.
Submarket Position: At $70,860,459, 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 -9.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $43,849,762 by 2030, with an estimated annual tax burden around $754,936. 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.
13 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 273,320 SF | ✗ |
| 3RD | 3rd Floor | 69,590 SF | ✓ |
| 4TH | 4th Floor | 69,590 SF | ✓ |
| 1ST | 1st Floor | 64,550 SF | ✓ |
| 2ND | 2nd Floor | 64,550 SF | ✓ |
| 187 | PARKING GARAGE | 53,200 SF | ✓ |
| 501 | CANOPY | 6,140 SF | ✗ |
| LOBBY | Lobby | 5,040 SF | ✓ |
| 333 | MECHANICAL RM FV | 3,660 SF | ✓ |
| 611 | TERRACE | 800 SF | ✗ |
| 414 | FOUNTAIN OUTDOOR | 2 SF | ✓ |
| 482 | LIGHT POLES | 2 SF | ✓ |
| 476 | ELEVATOR FREIGHT | 1 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% | $600,163.20 | $600,163.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $352,139.42 | $352,139.42 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $252,567.84 | $252,567.84 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $79,311.46 | $79,311.46 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $69,484.80 | $69,484.80 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $1,353,666.72 | $1,353,666.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $68,856,386 | $70,860,459 | -2.8% |
| Assessed Value | $68,856,386 | $70,860,459 | -2.8% |
| Land Value | $9,559,060 | $9,559,060 | +0.0% |
| Improvement Value | $59,297,326 | $61,301,399 | -3.3% |
| Taxable Value | $68,856,386 | $70,860,459 | -2.8% |
| Total Tax 2026 = estimate |
~$1,387,033
Estimated
|
~$1,353,667
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $73,272,807 | $68,856,386 | -4,416,421 (-6.0%) |
| Taxable Value | $73,272,807 | $68,856,386 | -4,416,421 (-6.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $68,856,386 | $9,559,060 | $59,297,326 | — | $68,856,386 | $68,856,386 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $70,860,459 | $9,559,060 | $61,301,399 | — | $70,860,459 | $70,860,459 | ~$1,353,667 | Partial |
| 2024 | $80,000,000 | — | — | −$70,440,940 | $9,559,060 | $— | $1,311,985 | Verified |
| 2023 | $110,543,695 | — | — | −$101,940,541 | $8,603,154 | $— | $1,496,952 | Verified |
| 2022 | $102,120,334 | — | — | −$93,517,180 | $8,603,154 | $— | $2,083,376 | Verified |
| 2021 | $104,028,740 | — | — | −$95,425,586 | $8,603,154 | $— | $2,198,107 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.4% | +3.4% | ~100% | Not available | Partial |
| 2025 | -5.6% | -5.6% | ~100% | Not available | Partial |
| 2024 | -8.5% | -8.5% | ~100% | 1.7500% | Verified |
| 2023 | -25.8% | -25.8% | ~100% | 1.8300% | Verified |
| 2022 | +8.2% | +8.2% | ~100% | 1.8800% | Verified |
| 2021 | base year | — | ~100% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -30.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.8% | -7.1% | -8.6% | +8.2% | 2023 | -27.6% | 2024 |
| Assessment Ratio | 100.0% | 39.4% | — | 100.0% | 2025 | 7.8% | 2023 |
| Effective Tax Rate (2025) | 1.9100% | 1.9100% | — | 1.9100% | 2025 | 1.9100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,353,667 | $1,688,817 | ~$991,955 | $2,198,107 | 2021 | $1,311,985 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$64,374,907 | ~$64,374,907 | ~1.9558% | ~$1,259,068 | -9.2% |
| 2027 | ~$58,482,950 | ~$58,482,950 | ~1.8973% | ~$1,109,590 | -17.5% |
| 2028 | ~$53,130,258 | ~$53,130,258 | ~1.8387% | ~$976,927 | -25.0% |
| 2029 | ~$48,267,475 | ~$48,267,475 | ~1.7802% | ~$859,253 | -31.9% |
| 2030 | ~$43,849,762 | ~$43,849,762 | ~1.7216% | ~$754,936 | -38.1% |
| 2026 | ~$67,317,436 | ~$67,317,436 | ~2.0144% | ~$1,356,032 | -5.0% |
| 2027 | ~$63,951,564 | ~$63,951,564 | ~2.0144% | ~$1,288,231 | -9.8% |
| 2028 | ~$60,753,986 | ~$60,753,986 | ~2.0144% | ~$1,223,819 | -14.3% |
| 2029 | ~$57,716,287 | ~$57,716,287 | ~2.0144% | ~$1,162,628 | -18.5% |
| 2030 | ~$54,830,472 | ~$54,830,472 | ~2.0144% | ~$1,104,497 | -22.6% |
| 2026 | ~$65,792,117 | ~$65,792,117 | ~1.9266% | ~$1,267,526 | -7.2% |
| 2027 | ~$61,086,291 | ~$61,086,291 | ~1.8387% | ~$1,123,218 | -13.8% |
| 2028 | ~$56,717,052 | ~$56,717,052 | ~1.7509% | ~$993,068 | -20.0% |
| 2029 | ~$52,660,326 | ~$52,660,326 | ~1.6631% | ~$875,791 | -25.7% |
| 2030 | ~$48,893,761 | ~$48,893,761 | ~1.5753% | ~$770,209 | -31.0% |
In 2025, this property's market value of $70,860,459 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 50× 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 | $70,860,459 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $80,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $110,543,695 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $102,120,334 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $104,028,740 | $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.