17301 F M RD 1431 TX 78641
| Owner | THREE BLIND MICE LLC |
|---|---|
| Parcel ID | 0197440801 |
| Short ID | 441713 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 28,000 SF |
| Land SF | 448,581 SF |
| Acres | 10.298 |
| Year Built | 1995 |
| Legal | ABS 2201 SUR 632 SETTLE C G & ABS 2590 SUR 56 HART T U ACR 10.2980 |
| Neighborhood | 60NWE |
| Land | $672,871 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $672,871 |
| Improvement | $2,427,129 |
|---|---|
| Total Improvement | $2,427,129 |
| Market | $3,100,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,100,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,100,000 |
| Taxable Value | $3,100,000 |
|---|
Appreciation: Market value has fallen -3.2% from $3,201,300 (2021) to $3,100,000 (2025), a CAGR of -0.8% 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 6 taxing entities is 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $58,408. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 22% of market value ($672,871 land vs $2,427,129 improvements), about $1/SF of land. Most value sits in the improvements, so building condition, age (~31 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,100,000, 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 -0.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,977,871 by 2030, with an estimated annual tax burden around $47,663. 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.
15 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 26,000 SF | ✓ |
| 491 | SPRINKLER HEADS | 24,000 SF | ✗ |
| 551 | PAVED AREA | 20,000 SF | ✗ |
| 093 | HVAC COMMRCL SF | 9,140 SF | ✗ |
| 881 | COMMCL FINISHOUT | 4,860 SF | ✓ |
| 591 | MASONRY TRIM SF | 3,000 SF | ✗ |
| 2ND | 2nd Floor | 2,000 SF | ✓ |
| 501 | CANOPY | 563 SF | ✗ |
| 611 | TERRACE | 427 SF | ✗ |
| SO | Sketch Only | 420 SF | ✗ |
| 327 | STORAGE COMM'L | 336 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 539 | FENCE FV | 1 SF | ✗ |
| 619 | TERRACE 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $33,693.90 | $33,693.90 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,651.20 | $11,651.20 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,658.71 | $3,658.71 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,205.40 | $3,205.40 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $3,100.00 | $3,100.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $3,098.98 | $3,098.98 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $58,408.19 | $58,408.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,150,000 | $3,100,000 | +1.6% |
| Assessed Value | $3,150,000 | $3,100,000 | +1.6% |
| Land Value | $672,871 | $672,871 | +0.0% |
| Improvement Value | $2,477,129 | $2,427,129 | +2.1% |
| Taxable Value | $3,150,000 | $3,100,000 | +1.6% |
| Total Tax 2026 = estimate |
~$59,350
Estimated
|
~$58,408
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,405,702 | $3,150,000 | -255,702 (-7.5%) |
| Taxable Value | $3,405,702 | $3,150,000 | -255,702 (-7.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,150,000 | $672,871 | $2,477,129 | — | $3,150,000 | $3,150,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,100,000 | $672,871 | $2,427,129 | — | $3,100,000 | $3,100,000 | ~$58,408 | Partial |
| 2024 | $3,500,000 | — | — | −$2,827,129 | $672,871 | $— | $55,255 | Verified |
| 2023 | $3,200,000 | — | — | −$2,527,129 | $672,871 | $— | $62,890 | Verified |
| 2022 | $2,826,107 | — | — | −$2,153,236 | $672,871 | $— | $62,996 | Verified |
| 2021 | $3,201,300 | — | — | −$2,528,428 | $672,872 | $— | $59,659 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.9% | +9.9% | ~100% | Not available | Partial |
| 2025 | +2.8% | +2.8% | ~100% | Not available | Partial |
| 2024 | -13.8% | -13.8% | ~100% | 1.8300% | Verified |
| 2023 | +9.4% | +9.4% | ~100% | 1.8000% | Verified |
| 2022 | +13.2% | +13.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.6% | +0.2% | -1.1% | +13.2% | 2023 | -11.7% | 2022 |
| Assessment Ratio | 100.0% | 47.5% | — | 100.0% | 2025 | 19.2% | 2024 |
| Effective Tax Rate (2025) | 1.8800% | 1.8800% | — | 1.8800% | 2025 | 1.8800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$58,408 | $59,842 | ~$51,899 | $62,996 | 2022 | $55,255 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,075,180 | ~$3,075,180 | ~1.8274% | ~$56,197 | -0.8% |
| 2027 | ~$3,050,558 | ~$3,050,558 | ~1.7707% | ~$54,017 | -1.6% |
| 2028 | ~$3,026,134 | ~$3,026,134 | ~1.7140% | ~$51,868 | -2.4% |
| 2029 | ~$3,001,905 | ~$3,001,905 | ~1.6573% | ~$49,750 | -3.2% |
| 2030 | ~$2,977,871 | ~$2,977,871 | ~1.6006% | ~$47,663 | -3.9% |
| 2026 | ~$3,013,180 | ~$3,013,180 | ~1.8841% | ~$56,772 | -2.8% |
| 2027 | ~$2,928,791 | ~$2,928,791 | ~1.8841% | ~$55,182 | -5.5% |
| 2028 | ~$2,846,766 | ~$2,846,766 | ~1.8841% | ~$53,637 | -8.2% |
| 2029 | ~$2,767,038 | ~$2,767,038 | ~1.8841% | ~$52,135 | -10.7% |
| 2030 | ~$2,689,543 | ~$2,689,543 | ~1.8841% | ~$50,675 | -13.2% |
| 2026 | ~$3,137,180 | ~$3,137,180 | ~1.7991% | ~$56,440 | +1.2% |
| 2027 | ~$3,174,806 | ~$3,174,806 | ~1.7140% | ~$54,416 | +2.4% |
| 2028 | ~$3,212,883 | ~$3,212,883 | ~1.6289% | ~$52,336 | +3.6% |
| 2029 | ~$3,251,416 | ~$3,251,416 | ~1.5439% | ~$50,198 | +4.9% |
| 2030 | ~$3,290,412 | ~$3,290,412 | ~1.4588% | ~$48,001 | +6.1% |
In 2025, this property's market value of $3,100,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +119% 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 | $3,100,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,200,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,826,107 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $3,201,300 | $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.