3112 E 2 ST TX 78702
| Owner | BIG DIAMOND INC |
|---|---|
| Parcel ID | 0200120902 |
| Short ID | 187676 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,475 SF |
| Land SF | 29,425 SF |
| Acres | 0.676 |
| Year Built | 1986 |
| Legal | LOT 2 J B P ADDN |
| Neighborhood | 48CEN |
| Land | $2,942,519 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,942,519 |
| Improvement | $390,089 |
|---|---|
| Total Improvement | $390,089 |
| Market | $3,332,608 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,332,608 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,332,608 |
| Taxable Value | $3,332,608 |
|---|
Appreciation: Market value has risen +54.0% from $2,163,673 (2021) to $3,332,608 (2025), a CAGR of 11.4% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $68,201. 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 88% of market value ($2,942,519 land vs $390,089 improvements), about $100/SF of land. With value concentrated in the land under a ~40-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 $3,332,608, 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 +11.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,718,406 by 2030, with an estimated annual tax burden around $101,104. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 20,280 SF | ✗ |
| 1ST | 1st Floor | 2,475 SF | ✓ |
| 501 | CANOPY | 2,118 SF | ✗ |
| 611 | TERRACE | 270 SF | ✗ |
| 482 | LIGHT POLES | 9 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $30,833.29 | $30,833.29 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,463.43 | $17,463.43 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,525.44 | $12,525.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,933.24 | $3,933.24 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,445.92 | $3,445.92 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $68,201.32 | $68,201.32 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,332,608 | $3,332,608 | +0.0% |
| Assessed Value | $3,332,608 | $3,332,608 | +0.0% |
| Land Value | $2,942,519 | $2,942,519 | +0.0% |
| Improvement Value | $390,089 | $390,089 | +0.0% |
| Taxable Value | $3,332,608 | $3,332,608 | +0.0% |
| Total Tax 2026 = estimate |
~$68,201
Estimated
|
~$68,201
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,349,403 | $3,332,608 | -16,795 (-0.5%) |
| Taxable Value | $3,349,403 | $3,332,608 | -16,795 (-0.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,332,608 | $2,942,519 | $390,089 | — | $3,332,608 | $3,332,608 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,332,608 | $2,942,519 | $390,089 | — | $3,332,608 | $3,332,608 | ~$68,201 | Partial |
| 2024 | $3,075,000 | — | — | −$132,481 | $2,942,519 | $— | $62,729 | Verified |
| 2023 | $2,180,803 | — | — | — | $2,942,519 ! | $— | $55,634 | Verified |
| 2022 | $2,023,218 | — | — | — | $2,059,763 ! | $— | $43,069 | Verified |
| 2021 | $2,163,673 | — | — | −$251,036 | $1,912,637 | $— | $44,039 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.5% | +0.5% | ~100% | Not available | Partial |
| 2025 | +5.3% | +5.3% | ~100% | Not available | Partial |
| 2024 | +2.9% | +2.9% | ~100% | 1.9800% | Verified |
| 2023 | +41.0% | +41.0% | ~100% | 1.8100% | Verified |
| 2022 | +7.8% | +7.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +64.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +10.1% | +11.4% | +41.0% | 2024 | -6.5% | 2022 |
| Assessment Ratio | 100.0% | 103.5% | — | 134.9% | 2023 | 88.4% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$68,201 | $54,735 | ~$86,955 | $68,201 | 2025 | $43,069 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,712,636 | ~$3,665,869 | ~2.0139% | ~$73,828 | +11.4% |
| 2027 | ~$4,136,000 | ~$4,032,456 | ~1.9814% | ~$79,899 | +24.1% |
| 2028 | ~$4,607,642 | ~$4,435,701 | ~1.9488% | ~$86,445 | +38.3% |
| 2029 | ~$5,133,066 | ~$4,879,271 | ~1.9163% | ~$93,501 | +54.0% |
| 2030 | ~$5,718,406 | ~$5,367,199 | ~1.8837% | ~$101,104 | +71.6% |
| 2026 | ~$3,645,984 | ~$3,645,984 | ~2.0465% | ~$74,615 | +9.4% |
| 2027 | ~$3,988,828 | ~$3,988,828 | ~2.0465% | ~$81,631 | +19.7% |
| 2028 | ~$4,363,910 | ~$4,363,910 | ~2.0465% | ~$89,307 | +30.9% |
| 2029 | ~$4,774,263 | ~$4,774,263 | ~2.0465% | ~$97,705 | +43.3% |
| 2030 | ~$5,223,202 | ~$5,223,202 | ~2.0465% | ~$106,892 | +56.7% |
| 2026 | ~$3,779,288 | ~$3,665,869 | ~1.9977% | ~$73,232 | +13.4% |
| 2027 | ~$4,285,839 | ~$4,032,456 | ~1.9488% | ~$78,586 | +28.6% |
| 2028 | ~$4,860,283 | ~$4,435,701 | ~1.9000% | ~$84,279 | +45.8% |
| 2029 | ~$5,511,723 | ~$4,879,271 | ~1.8512% | ~$90,325 | +65.4% |
| 2030 | ~$6,250,477 | ~$5,367,199 | ~1.8024% | ~$96,737 | +87.6% |
In 2025, this property's market value of $3,332,608 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +135% 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 | $3,332,608 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,075,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,180,803 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,023,218 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,163,673 | $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.