16419 F M RD 969 TX 78653
| Owner | ASHMAL ENTERPRISES INC |
|---|---|
| Parcel ID | 0203620201 |
| Short ID | 544137 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,800 SF |
| Land SF | 33,846 SF |
| Acres | 0.777 |
| Year Built | 1985 |
| Legal | LOT 3 BLK A TWIN CREEK MEADOWS SEC II |
| Neighborhood | 48EAS |
| Land | $33,846 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $33,846 |
| Improvement | $374,560 |
|---|---|
| Total Improvement | $374,560 |
| Market | $408,406 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $408,406 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $408,406 |
| Taxable Value | $408,406 |
|---|
Appreciation: Market value has risen +37.0% from $298,000 (2021) to $408,406 (2025), a CAGR of 8.2% 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 1.6462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $6,723. Del Valle ISD is the largest single contributor, at 57.6% 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 8% of market value ($33,846 land vs $374,560 improvements), about $1/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $408,406, 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 +8.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $605,601 by 2030, with an estimated annual tax burden around $8,230. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 12,600 SF | ✗ |
| 1ST | 1st Floor | 2,800 SF | ✓ |
| 501 | CANOPY | 1,310 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $3,748.16 | $3,748.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,484.59 | $1,484.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $466.19 | $466.19 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $408.43 | $408.43 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $395.00 | $395.00 | Paid |
| Combined Rate | 1.8760% | 1.8002% | 1.6049% | 1.6506% | 1.6462% | -0.0044% | $6,502.37 | $6,502.37 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $411,447 | $408,406 | +0.7% |
| Assessed Value | $411,447 | $408,406 | +0.7% |
| Land Value | $33,846 | $33,846 | +0.0% |
| Improvement Value | $377,601 | $374,560 | +0.8% |
| Taxable Value | $411,447 | $408,406 | +0.7% |
| Total Tax 2026 = estimate |
~$6,773
Estimated
|
~$6,502
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $433,102 | $411,447 | -21,655 (-5.0%) |
| Taxable Value | $433,102 | $411,447 | -21,655 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $411,447 | $33,846 | $377,601 | — | $411,447 | $411,447 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $408,406 | $33,846 | $374,560 | — | $408,406 | $408,406 | ~$6,502 | Partial |
| 2024 | $390,000 | — | — | −$356,154 | $33,846 | $— | $6,459 | Verified |
| 2023 | $306,618 | — | — | −$272,772 | $33,846 | $— | $6,259 | Verified |
| 2022 | $306,618 | — | — | −$272,772 | $33,846 | $— | $5,520 | Verified |
| 2021 | $298,000 | — | — | −$264,154 | $33,846 | $— | $5,752 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.0% | +6.0% | ~100% | Not available | Partial |
| 2025 | -0.9% | -0.9% | ~100% | Not available | Partial |
| 2024 | -2.5% | -2.5% | ~100% | 1.5700% | Verified |
| 2023 | +37.8% | +37.8% | ~100% | 1.4800% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.8000% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.7% | +7.1% | +8.0% | +27.2% | 2024 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 40.4% | — | 100.0% | 2025 | 8.7% | 2024 |
| Effective Tax Rate (2025) | 1.5900% | 1.5900% | — | 1.5900% | 2025 | 1.5900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,502 | $6,099 | ~$7,625 | $6,502 | 2025 | $5,520 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$441,887 | ~$441,887 | ~1.5887% | ~$7,020 | +8.2% |
| 2027 | ~$478,112 | ~$478,112 | ~1.5313% | ~$7,321 | +17.1% |
| 2028 | ~$517,308 | ~$517,308 | ~1.4738% | ~$7,624 | +26.7% |
| 2029 | ~$559,716 | ~$559,716 | ~1.4164% | ~$7,928 | +37.0% |
| 2030 | ~$605,601 | ~$605,601 | ~1.3589% | ~$8,230 | +48.3% |
| 2026 | ~$433,719 | ~$433,719 | ~1.6462% | ~$7,140 | +6.2% |
| 2027 | ~$460,600 | ~$460,600 | ~1.6462% | ~$7,582 | +12.8% |
| 2028 | ~$489,148 | ~$489,148 | ~1.6462% | ~$8,052 | +19.8% |
| 2029 | ~$519,465 | ~$519,465 | ~1.6462% | ~$8,551 | +27.2% |
| 2030 | ~$551,661 | ~$551,661 | ~1.6462% | ~$9,081 | +35.1% |
| 2026 | ~$450,055 | ~$449,247 | ~1.5600% | ~$7,008 | +10.2% |
| 2027 | ~$495,951 | ~$494,171 | ~1.4738% | ~$7,283 | +21.4% |
| 2028 | ~$546,528 | ~$543,588 | ~1.3876% | ~$7,543 | +33.8% |
| 2029 | ~$602,263 | ~$597,947 | ~1.3015% | ~$7,782 | +47.5% |
| 2030 | ~$663,681 | ~$657,742 | ~1.2153% | ~$7,993 | +62.5% |
In 2025, this property's market value of $408,406 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -71% 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 | $408,406 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $390,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $306,618 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $306,618 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $298,000 | $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.