ED BLUESTEIN BLVD TX 78723
| Owner | BOLM OWNER LLC |
|---|---|
| Parcel ID | 0202210234 |
| Short ID | 789580 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 34,348 SF |
| Land SF | 1,713,649 SF |
| Acres | 39.340 |
| Year Built | 1964 |
| Legal | ABS 4 SUR 19 BURLESON J ACR 39.3400 |
| Neighborhood | 60SEA |
| Land | $4,112,758 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,112,758 |
| Improvement | $205,588 |
|---|---|
| Total Improvement | $205,588 |
| Market | $4,318,346 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,318,346 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,318,346 |
| Taxable Value | $4,318,346 |
|---|
Appreciation: Market value has risen +64.5% from $2,625,576 (2021) to $4,318,346 (2025), a CAGR of 13.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 $88,374. 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 95% of market value ($4,112,758 land vs $205,588 improvements), about $2/SF of land. With value concentrated in the land under a ~62-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 $4,318,346, 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 +13.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,043,286 by 2030, with an estimated annual tax burden around $131,009. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 320,000 SF | ✗ |
| 1ST | 1st Floor | 31,696 SF | ✓ |
| 2ND | 2nd Floor | 2,652 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 1,227 SF | ✗ |
| 611 | TERRACE | 726 SF | ✗ |
| 407 | LOADING DOCK | 420 SF | ✓ |
| 326 | GUARD HOUSE SF | 360 SF | ✓ |
| 501 | CANOPY | 110 SF | ✗ |
| 413 | STAIRWAY EXT | 4 SF | ✓ |
Market value changed by 101% in 2022, 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% | $39,953.34 | $39,953.34 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $22,628.87 | $22,628.87 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $16,230.29 | $16,230.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,096.64 | $5,096.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,465.17 | $4,465.17 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $88,374.31 | $88,374.31 | Paid |
| 2026 Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | — | $4,318,346 | — |
| Assessed Value | — | $4,318,346 | — |
| Land Value | — | $4,112,758 | — |
| Improvement Value | — | $205,588 | — |
| Taxable Value | — | $4,318,346 | — |
| Total Tax | Pending certification |
~$88,374
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2025 | $4,318,346 | $4,112,758 | $205,588 | — | $4,318,346 | $4,318,346 | ~$88,374 | Partial |
| 2024 | $5,647,913 | — | — | −$1,535,155 | $4,112,758 | $— | $111,755 | Verified |
| 2023 | $5,324,580 | — | — | −$1,211,822 | $4,112,758 | $— | $102,185 | Verified |
| 2022 | $2,643,893 | — | — | — | $4,112,758 ! | $— | $105,156 | Verified |
| 2021 | $2,625,576 | — | — | −$1,193,106 | $1,432,470 | $— | $57,549 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2025 | -23.4% | -23.4% | ~100% | Not available | Partial |
| 2024 | -0.2% | -0.2% | ~100% | 1.9800% | Verified |
| 2023 | +6.1% | +6.1% | ~100% | 1.8100% | Verified |
| 2022 | +101.4% ! | +101.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +63.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.5% | +21.2% | +13.2% | +101.4% | 2023 | -23.5% | 2025 |
| Assessment Ratio | 100.0% | 92.0% | — | 155.6% | 2022 | 54.6% | 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 |
$88,374 | $93,004 | ~$112,675 | $111,755 | 2024 | $57,549 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,890,358 | ~$4,750,181 | ~2.0139% | ~$95,666 | +13.2% |
| 2027 | ~$5,538,139 | ~$5,225,199 | ~1.9814% | ~$103,531 | +28.2% |
| 2028 | ~$6,271,726 | ~$5,747,719 | ~1.9488% | ~$112,014 | +45.2% |
| 2029 | ~$7,102,484 | ~$6,322,490 | ~1.9163% | ~$121,157 | +64.5% |
| 2030 | ~$8,043,286 | ~$6,954,739 | ~1.8837% | ~$131,009 | +86.3% |
| 2026 | ~$4,803,991 | ~$4,750,181 | ~2.0465% | ~$97,212 | +11.2% |
| 2027 | ~$5,344,252 | ~$5,225,199 | ~2.0465% | ~$106,933 | +23.8% |
| 2028 | ~$5,945,271 | ~$5,747,719 | ~2.0465% | ~$117,626 | +37.7% |
| 2029 | ~$6,613,882 | ~$6,322,490 | ~2.0465% | ~$129,389 | +53.2% |
| 2030 | ~$7,357,685 | ~$6,954,739 | ~2.0465% | ~$142,328 | +70.4% |
| 2026 | ~$4,976,725 | ~$4,750,181 | ~1.9977% | ~$94,893 | +15.2% |
| 2027 | ~$5,735,481 | ~$5,225,199 | ~1.9488% | ~$101,831 | +32.8% |
| 2028 | ~$6,609,917 | ~$5,747,719 | ~1.9000% | ~$109,208 | +53.1% |
| 2029 | ~$7,617,671 | ~$6,322,490 | ~1.8512% | ~$117,042 | +76.4% |
| 2030 | ~$8,779,068 | ~$6,954,739 | ~1.8024% | ~$125,350 | +103.3% |
In 2025, this property's market value of $4,318,346 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,318,346 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,647,913 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $5,324,580 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $2,643,893 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,625,576 | $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.