N PLEASANT VALLEY RD TX 78702
| Owner | RIOS JOSEPH |
|---|---|
| Parcel ID | 0202110636 |
| Short ID | 459405 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 7,200 SF |
| Acres | 0.165 |
| Year Built | — |
| Legal | N 50 FT OF LOT 16-18 PLUS ADJ 1/2 VAC ALLEY BLK 2 OLT 28 DIV O ANTHONY W B |
| Neighborhood | E1100 |
| Land | $340,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $340,500 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $340,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $340,500 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $340,500 |
| Taxable Value | $340,500 |
|---|
Appreciation: Market value has risen +36.2% from $250,000 (2021) to $340,500 (2025), a CAGR of 8.0% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant 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 $6,968. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($340,500 land vs $0 improvements), about $47/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $340,500, this parcel sits in the upper-middle (50th–75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +8.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $501,001 by 2030, with an estimated annual tax burden around $9,438. 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.
Market value changed by 88% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $3,150.31 | $3,150.31 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,784.28 | $1,784.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,279.75 | $1,279.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $401.87 | $401.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $352.08 | $352.08 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $6,968.29 | $6,968.29 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $340,500 | $340,500 | +0.0% |
| Assessed Value | $340,500 | $340,500 | +0.0% |
| Land Value | $340,500 | $340,500 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $340,500 | $340,500 | +0.0% |
| Total Tax 2026 = estimate |
~$6,968
Estimated
|
~$6,968
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $340,500 | $340,500 | +0 (+0.0%) |
| Taxable Value | $340,500 | $340,500 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $340,500 | $340,500 | — | — | $340,500 | $340,500 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $340,500 | $340,500 | — | — | $340,500 | $340,500 | ~$6,968 | Partial |
| 2024 | $— | — | — | — | $450,000 | $— | $8,918 | Verified |
| 2023 | $— | — | — | — | $562,500 | $— | $10,177 | Verified |
| 2022 | $— | — | — | — | $300,000 | $— | $5,925 | Verified |
| 2021 | $250,000 | — | — | — | $250,000 | $— | $5,442 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -24.3% | -24.3% | ~100% | Not available | Partial |
| 2024 | -20.0% | -20.0% | ~100% | 1.9800% | Verified |
| 2023 | +87.5% ! | +87.5% | ~100% | 1.8100% | Verified |
| 2022 | +20.0% | +20.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +18.1% | +8.0% | +36.2% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 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 |
$6,968 | $6,205 | ~$8,395 | $6,968 | 2025 | $5,442 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$367,842 | ~$367,842 | ~2.0139% | ~$7,408 | +8.0% |
| 2027 | ~$397,380 | ~$397,380 | ~1.9814% | ~$7,874 | +16.7% |
| 2028 | ~$429,289 | ~$429,289 | ~1.9488% | ~$8,366 | +26.1% |
| 2029 | ~$463,761 | ~$463,761 | ~1.9163% | ~$8,887 | +36.2% |
| 2030 | ~$501,001 | ~$501,001 | ~1.8837% | ~$9,438 | +47.1% |
| 2026 | ~$361,032 | ~$361,032 | ~2.0465% | ~$7,388 | +6.0% |
| 2027 | ~$382,802 | ~$382,802 | ~2.0465% | ~$7,834 | +12.4% |
| 2028 | ~$405,885 | ~$405,885 | ~2.0465% | ~$8,306 | +19.2% |
| 2029 | ~$430,360 | ~$430,360 | ~2.0465% | ~$8,807 | +26.4% |
| 2030 | ~$456,310 | ~$456,310 | ~2.0465% | ~$9,338 | +34.0% |
| 2026 | ~$374,652 | ~$374,652 | ~1.9977% | ~$7,484 | +10.0% |
| 2027 | ~$412,230 | ~$412,230 | ~1.9488% | ~$8,034 | +21.1% |
| 2028 | ~$453,576 | ~$453,576 | ~1.9000% | ~$8,618 | +33.2% |
| 2029 | ~$499,070 | ~$499,070 | ~1.8512% | ~$9,239 | +46.6% |
| 2030 | ~$549,126 | ~$549,126 | ~1.8024% | ~$9,897 | +61.3% |
In 2025, this property's market value of $340,500 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $340,500 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $250,000 | $6,000 | $14,480 | $80,000 | ↑ 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.