4901 BLUE BLUFF RD TX 78724
| Owner | FLORES MARIO & KARINA NAJERA |
|---|---|
| Parcel ID | 0202410203 |
| Short ID | 190346 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 4,608 SF |
| Land SF | 43,560 SF |
| Acres | 1.000 |
| Year Built | 1985 |
| Legal | ABS 15 SUR 17 HORNSBY R ACR 2.0 |
| Neighborhood | 61FEA |
| Land | $3,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,750 |
| Improvement | $167,391 |
|---|---|
| Total Improvement | $167,391 |
| Market | $171,141 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $171,141 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $171,141 |
| Taxable Value | $171,141 |
|---|
Appreciation: Market value has fallen -51.4% from $352,340 (2021) to $171,141 (2025), a CAGR of -16.5% over 4 years. Growth has been relatively flat for this asset class. 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 lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.5728% in 2025 (-0.0078% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $2,692. Del Valle ISD is the largest single contributor, at 60.3% 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 2% of market value ($3,750 land vs $167,391 improvements), about $0/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $171,141, this parcel sits in the bottom quartile (<25th 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 -16.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $69,398 by 2030, with an estimated annual tax burden around $846. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,608 SF | ✓ |
| 501 | CANOPY | 160 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 190346 | KIDD CYNTHIA EILEEN | 4901 BLUE BLUFF RD 78724 | $515,450 | $205,369 | $205,369 |
| 697068 | KIDD CYNTHIA EILEEN | 5001 BLUE BLUFF RD AUSTIN 78724 | — | — | — |
| 697069 | ELUX REALTY INVESTMENTS LLC | 4905 BLUE BLUFF RD AUSTIN 78724 | — | — | — |
Market value changed by 201% in 2026, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $1,623.96 | $1,623.96 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $643.22 | $643.22 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $201.99 | $201.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $176.96 | $176.96 | Paid |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $45.52 | $45.52 | Paid |
| Combined Rate | 1.8560% | 1.7602% | 1.5467% | 1.5806% | 1.5728% | -0.0078% | $2,691.65 | $2,691.65 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $515,450 | $171,141 | +201.2% |
| Assessed Value | $205,369 | $171,141 | +20.0% |
| Land Value | $100,000 | $3,750 | +2566.7% |
| Improvement Value | $415,450 | $167,391 | +148.2% |
| Taxable Value | $205,369 | $171,141 | +20.0% |
| HS Cap Loss | -$310,081 | — | |
| Total Tax 2026 = estimate |
~$3,230
Estimated
|
~$2,692
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $515,450 | $515,450 | +0 (+0.0%) |
| Taxable Value | $205,369 | $205,369 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $515,450 | $100,000 | $415,450 | −$310,081 | $205,369 | $205,369 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $171,141 | $3,750 | $167,391 | — | $171,141 | $171,141 | ~$2,692 | Partial |
| 2024 | $201,518 | — | — | −$198,810 | $2,708 | $— | $2,639 | Verified |
| 2023 | $166,492 | — | — | −$163,784 | $2,708 | $— | $3,117 | Verified |
| 2022 | $738,169 | — | — | −$471,836 | $266,333 | $— | $8,937 | Verified |
| 2021 | $352,340 | — | — | −$136,661 | $215,679 | $— | $6,446 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +201.2% ! | +20.0% | 39.8% | Not available | Partial |
| 2025 | +2.5% | +2.5% | ~100% | Not available | Partial |
| 2024 | -17.2% | -17.2% | ~100% | 1.5800% | Verified |
| 2023 | -20.7% | -20.7% | ~100% | 1.5500% | Verified |
| 2022 | -46.1% | +33.1% | ~100% | 0.9100% | Verified |
| 2021 | base year | — | 40.5% | 1.8300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -63.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +201.2% | +47.8% | -27.7% | +201.2% | 2026 | -77.4% | 2023 |
| Assessment Ratio | 39.8% | 40.0% | — | 100.0% | 2025 | 1.3% | 2024 |
| Effective Tax Rate (2025) | 1.5700% | 1.5700% | — | 1.5700% | 2025 | 1.5700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,692 | $4,766 | ~$1,425 | $8,937 | 2022 | $2,639 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$142,874 | ~$142,874 | ~1.5020% | ~$2,146 | -16.5% |
| 2027 | ~$119,275 | ~$119,275 | ~1.4312% | ~$1,707 | -30.3% |
| 2028 | ~$99,575 | ~$99,575 | ~1.3604% | ~$1,355 | -41.8% |
| 2029 | ~$83,128 | ~$83,128 | ~1.2896% | ~$1,072 | -51.4% |
| 2030 | ~$69,398 | ~$69,398 | ~1.2188% | ~$846 | -59.4% |
| 2026 | ~$162,584 | ~$162,584 | ~1.5728% | ~$2,557 | -5.0% |
| 2027 | ~$154,455 | ~$154,455 | ~1.5728% | ~$2,429 | -9.7% |
| 2028 | ~$146,732 | ~$146,732 | ~1.5728% | ~$2,308 | -14.3% |
| 2029 | ~$139,395 | ~$139,395 | ~1.5728% | ~$2,192 | -18.5% |
| 2030 | ~$132,426 | ~$132,426 | ~1.5728% | ~$2,083 | -22.6% |
| 2026 | ~$146,296 | ~$146,296 | ~1.4666% | ~$2,146 | -14.5% |
| 2027 | ~$125,059 | ~$125,059 | ~1.3604% | ~$1,701 | -26.9% |
| 2028 | ~$106,904 | ~$106,904 | ~1.2542% | ~$1,341 | -37.5% |
| 2029 | ~$91,385 | ~$91,385 | ~1.1480% | ~$1,049 | -46.6% |
| 2030 | ~$78,118 | ~$78,118 | ~1.0417% | ~$814 | -54.4% |
In 2025, this property's market value of $171,141 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -88% below 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 | $171,141 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $201,518 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $166,492 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $738,169 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $352,340 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.