12611 RESEARCH BLVD TX 78727
| Owner | THREE-A SAC SELF STORAGE LIMITED PARTNERSHIP |
|---|---|
| Parcel ID | 0166051405 |
| Short ID | 167326 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 87,007 SF |
| Land SF | 226,460 SF |
| Acres | 5.199 |
| Year Built | 1979 |
| Legal | LOT 1 GREENWOOD PARK LOT 6 LESS .361AC ROW M R I SYSTEMS CORP SUBD (2.599AC TRAVIS CO) |
| Neighborhood | 63FNOR |
| Land | $2,717,520 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,717,520 |
| Improvement | $4,590,111 |
|---|---|
| Total Improvement | $4,590,111 |
| Market | $7,307,631 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,307,631 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,791,519 |
| Net Appraised (assessed) | $3,516,112 |
| Taxable Value | $3,516,112 |
|---|
Appreciation: Market value has risen +184.6% from $2,567,545 (2021) to $7,307,631 (2025), a CAGR of 29.9% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $70,828. Round Rock ISD is the largest single contributor, at 44.3% of the total 2025 levy.
Assessment Gap: Assessed value ($3,516,112) is $3,791,519 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 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 37% of market value ($2,717,520 land vs $4,590,111 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~47 yrs), and rent roll drive the underwriting.
Submarket Position: At $7,307,631, 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 +29.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $27,014,678 by 2030, with an estimated annual tax burden around $97,492. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 78,607 SF | ✓ |
| 093 | HVAC COMMRCL SF | 16,800 SF | ✗ |
| 551 | PAVED AREA | 13,301 SF | ✗ |
| 2ND | 2nd Floor | 8,400 SF | ✓ |
| 483 | LIVING QUARTERS | 1,241 SF | ✓ |
| 541 | FENCE COMM LF | 1,000 SF | ✗ |
| 881 | COMMCL FINISHOUT | 690 SF | ✓ |
| 041C | GARAGE ATT 1ST COMM | 361 SF | ✓ |
| 435 | FENCE IRON LF | 300 SF | ✗ |
| 501 | CANOPY | 204 SF | ✗ |
| 437 | FENCE MASON LF | 80 SF | ✗ |
| 482 | LIGHT POLES | 13 SF | ✓ |
| 304 | ENTRANCE FV | 1 SF | ✓ |
| 559 | PAVED AREA FV | 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% | $31,402.40 | $31,402.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $18,425.02 | $18,425.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,215.13 | $13,215.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,149.82 | $4,149.82 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,635.66 | $3,635.66 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $70,828.03 | $70,828.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,444,979 | $7,307,631 | +1.9% |
| Assessed Value | $3,580,666 | $3,516,112 | +1.8% |
| Land Value | $2,717,520 | $2,717,520 | +0.0% |
| Improvement Value | $4,727,459 | $4,590,111 | +3.0% |
| Taxable Value | $3,580,666 | $3,516,112 | +1.8% |
| HS Cap Loss | -$3,864,313 | — | |
| Total Tax 2026 = estimate |
~$72,128
Estimated
|
~$70,828
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,444,979 | $7,444,979 | +0 (+0.0%) |
| Taxable Value | $3,580,666 | $3,580,666 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,444,979 | $2,717,520 | $4,727,459 | −$3,864,313 | $3,580,666 | $3,580,666 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,307,631 | $2,717,520 | $4,590,111 | −$3,791,519 | $3,516,112 | $3,516,112 | ~$70,828 | Partial |
| 2024 | $7,100,436 | — | — | −$5,741,676 | $1,358,760 | $— | $70,652 | Verified |
| 2023 | $6,544,214 | — | — | −$5,185,454 | $1,358,760 | $— | $63,887 | Verified |
| 2022 | $5,436,656 | — | — | −$4,077,896 | $1,358,760 | $— | $64,438 | Verified |
| 2021 | $2,567,545 | — | — | −$1,208,785 | $1,358,760 | $— | $59,290 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.9% | +1.9% | ~100% | Not available | Partial |
| 2025 | -4.3% | +99.0% | ~100% | Not available | Partial |
| 2024 | +7.6% | +7.4% | 48.1% | 0.9300% | Verified |
| 2023 | +8.5% | +8.3% | 48.2% | 0.9000% | Verified |
| 2022 | +20.4% | -41.9% | 48.2% | 0.9800% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.9% | +29.1% | +29.4% | +111.7% | 2022 | +1.9% | 2026 |
| Assessment Ratio | 48.1% | 35.7% | — | 52.9% | 2021 | 19.1% | 2024 |
| Effective Tax Rate (2025) | 0.9700% | 0.9700% | — | 0.9700% | 2025 | 0.9700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$70,828 | $65,819 | ~$86,311 | $70,828 | 2025 | $59,290 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,491,640 | ~$3,867,723 | ~1.9558% | ~$75,646 | +29.9% |
| 2027 | ~$12,328,376 | ~$4,254,496 | ~1.8973% | ~$80,720 | +68.7% |
| 2028 | ~$16,012,919 | ~$4,679,945 | ~1.8387% | ~$86,052 | +119.1% |
| 2029 | ~$20,798,650 | ~$5,147,940 | ~1.7802% | ~$91,643 | +184.6% |
| 2030 | ~$27,014,678 | ~$5,662,734 | ~1.7216% | ~$97,492 | +269.7% |
| 2026 | ~$9,345,487 | ~$3,867,723 | ~2.0144% | ~$77,911 | +27.9% |
| 2027 | ~$11,951,634 | ~$4,254,496 | ~2.0144% | ~$85,702 | +63.6% |
| 2028 | ~$15,284,548 | ~$4,679,945 | ~2.0144% | ~$94,272 | +109.2% |
| 2029 | ~$19,546,902 | ~$5,147,940 | ~2.0144% | ~$103,699 | +167.5% |
| 2030 | ~$24,997,886 | ~$5,662,734 | ~2.0144% | ~$114,069 | +242.1% |
| 2026 | ~$9,637,792 | ~$3,867,723 | ~1.9266% | ~$74,514 | +31.9% |
| 2027 | ~$12,710,965 | ~$4,254,496 | ~1.8387% | ~$78,229 | +73.9% |
| 2028 | ~$16,764,070 | ~$4,679,945 | ~1.7509% | ~$81,942 | +129.4% |
| 2029 | ~$22,109,577 | ~$5,147,940 | ~1.6631% | ~$85,615 | +202.6% |
| 2030 | ~$29,159,588 | ~$5,662,734 | ~1.5753% | ~$89,203 | +299.0% |
In 2025, this property's market value of $7,307,631 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,307,631 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,100,436 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $6,544,214 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $5,436,656 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $2,567,545 | $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.