3404 OAK SPRINGS DR TX 78721
| Owner | 2016 SQUARE OAK BRUSH LP |
|---|---|
| Parcel ID | 0209160419 |
| Short ID | 199029 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,659 SF |
| Land SF | 67,692 SF |
| Acres | 1.554 |
| Year Built | 1936 |
| Legal | 1.5540 AC OF OLT 16 DIVISION B |
| Neighborhood | 59EAS |
| Land | $3,046,151 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,046,151 |
| Improvement | $1 |
|---|---|
| Total Improvement | $1 |
| Market | $3,046,152 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,046,152 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,046,152 |
| Taxable Value | $3,046,152 |
|---|
Appreciation: Market value has risen +158.8% from $1,176,861 (2021) to $3,046,152 (2025), a CAGR of 26.8% 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 $62,339. 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 100% of market value ($3,046,151 land vs $1 improvements), about $45/SF of land. With value concentrated in the land under a ~90-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 $3,046,152, 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 +26.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,000,796 by 2030, with an estimated annual tax burden around $92,414. 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 | 5,000 SF | ✗ |
| 1ST | 1st Floor | 1,659 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,659 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 224 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 81% 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% | $28,183.00 | $28,183.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,962.35 | $15,962.35 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,448.81 | $11,448.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,595.16 | $3,595.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,149.72 | $3,149.72 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $62,339.04 | $62,339.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,050,000 | $3,046,152 | +0.1% |
| Assessed Value | $3,050,000 | $3,046,152 | +0.1% |
| Land Value | $3,046,151 | $3,046,151 | +0.0% |
| Improvement Value | $3,849 | $1 | +384800.0% |
| Taxable Value | $3,050,000 | $3,046,152 | +0.1% |
| Total Tax 2026 = estimate |
~$62,418
Estimated
|
~$62,339
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,050,000 | $3,050,000 | +0 (+0.0%) |
| Taxable Value | $3,050,000 | $3,050,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,050,000 | $3,046,151 | $3,849 | — | $3,050,000 | $3,050,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,046,152 | $3,046,151 | $1 | — | $3,046,152 | $3,046,152 | ~$62,339 | Partial |
| 2024 | $2,800,414 | — | — | — | $2,800,414 | $— | $55,499 | Verified |
| 2023 | $1,548,883 | — | — | — | $2,800,414 ! | $— | $47,074 | Verified |
| 2022 | $1,214,970 | — | — | — | $1,269,230 ! | $— | $30,589 | Verified |
| 2021 | $1,176,861 | — | — | −$161,477 | $1,015,384 | $— | $26,446 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | -7.6% | -7.6% | ~100% | Not available | Partial |
| 2024 | +17.7% | +17.7% | ~100% | 1.6800% | Verified |
| 2023 | +80.8% ! | +80.8% | ~100% | 1.6800% | Verified |
| 2022 | +27.5% | +27.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +150.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +24.1% | +26.8% | +80.8% | 2024 | +0.1% | 2026 |
| Assessment Ratio | 100.0% | 111.9% | — | 180.8% | 2023 | 86.3% | 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 |
$62,339 | $44,389 | ~$79,481 | $62,339 | 2025 | $26,446 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,863,742 | ~$3,350,767 | ~2.0139% | ~$67,482 | +26.8% |
| 2027 | ~$4,900,775 | ~$3,685,844 | ~1.9814% | ~$73,031 | +60.9% |
| 2028 | ~$6,216,148 | ~$4,054,428 | ~1.9488% | ~$79,014 | +104.1% |
| 2029 | ~$7,884,569 | ~$4,459,871 | ~1.9163% | ~$85,464 | +158.8% |
| 2030 | ~$10,000,796 | ~$4,905,858 | ~1.8837% | ~$92,414 | +228.3% |
| 2026 | ~$3,802,819 | ~$3,350,767 | ~2.0465% | ~$68,573 | +24.8% |
| 2027 | ~$4,747,444 | ~$3,685,844 | ~2.0465% | ~$75,430 | +55.9% |
| 2028 | ~$5,926,714 | ~$4,054,428 | ~2.0465% | ~$82,973 | +94.6% |
| 2029 | ~$7,398,916 | ~$4,459,871 | ~2.0465% | ~$91,271 | +142.9% |
| 2030 | ~$9,236,815 | ~$4,905,858 | ~2.0465% | ~$100,398 | +203.2% |
| 2026 | ~$3,924,665 | ~$3,350,767 | ~1.9977% | ~$66,937 | +28.8% |
| 2027 | ~$5,056,543 | ~$3,685,844 | ~1.9488% | ~$71,831 | +66.0% |
| 2028 | ~$6,514,856 | ~$4,054,428 | ~1.9000% | ~$77,035 | +113.9% |
| 2029 | ~$8,393,747 | ~$4,459,871 | ~1.8512% | ~$82,561 | +175.6% |
| 2030 | ~$10,814,513 | ~$4,905,858 | ~1.8024% | ~$88,422 | +255.0% |
In 2025, this property's market value of $3,046,152 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +115% 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 | $3,046,152 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,800,414 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,548,883 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,214,970 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,176,861 | $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.