3733 BLUESTEIN DR TX 78721
| Owner | BIG RED POPPY LLC |
|---|---|
| Parcel ID | 0209260805 |
| Short ID | 783909 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 6,400 SF |
| Land SF | 170,973 SF |
| Acres | 3.925 |
| Year Built | 2017 |
| Legal | LOT 6 BLUESTEIN PARK PHS 2 2ND AMENDMENT LTS 5 & 6 |
| Neighborhood | 61EAS |
| Land | $3,419,460 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,419,460 |
| Improvement | $880,540 |
|---|---|
| Total Improvement | $880,540 |
| Market | $4,300,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,300,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$945,267 |
| Net Appraised (assessed) | $3,354,733 |
| Taxable Value | $3,354,733 |
|---|
Appreciation: Market value has risen +102.9% from $2,119,560 (2021) to $4,300,000 (2025), a CAGR of 19.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $68,654. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($3,354,733) is $945,267 below market value, suggesting potential for an upward assessment in future years.
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 80% of market value ($3,419,460 land vs $880,540 improvements), about $20/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 $4,300,000, 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 +19.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,411,106 by 2030, with an estimated annual tax burden around $101,775. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 100,000 SF | ✗ |
| 1ST | 1st Floor | 6,400 SF | ✓ |
| 881 | COMMCL FINISHOUT | 3,200 SF | ✓ |
| 541 | FENCE COMM LF | 1,600 SF | ✗ |
| 501 | CANOPY | 372 SF | ✗ |
| 611 | TERRACE | 372 SF | ✗ |
| 482 | LIGHT POLES | 1 SF | ✓ |
Market value changed by 85% in 2024, 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% | $31,037.99 | $31,037.99 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,579.37 | $17,579.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,608.60 | $12,608.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,959.36 | $3,959.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,468.79 | $3,468.79 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $68,654.11 | $68,654.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,300,000 | $4,300,000 | +0.0% |
| Assessed Value | $4,025,680 | $3,354,733 | +20.0% |
| Land Value | $3,419,460 | $3,419,460 | +0.0% |
| Improvement Value | $880,540 | $880,540 | +0.0% |
| Taxable Value | $4,025,680 | $3,354,733 | +20.0% |
| HS Cap Loss | -$274,320 | — | |
| Total Tax 2026 = estimate |
~$82,385
Estimated
|
~$68,654
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,300,000 | $4,300,000 | +0 (+0.0%) |
| Taxable Value | $4,025,680 | $4,025,680 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,300,000 | $3,419,460 | $880,540 | −$274,320 | $4,025,680 | $4,025,680 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,300,000 | $3,419,460 | $880,540 | −$945,267 | $3,354,733 | $3,354,733 | ~$68,654 | Partial |
| 2024 | $2,329,676 | — | — | — | $3,419,460 ! | $— | $55,404 | Verified |
| 2023 | $2,800,000 | — | — | −$1,945,135 | $854,865 | $— | $42,150 | Verified |
| 2022 | $2,300,000 | — | — | −$590,270 | $1,709,730 | $— | $55,298 | Verified |
| 2021 | $2,119,560 | — | — | −$1,264,695 | $854,865 | $— | $50,064 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 93.6% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 78.0% | Not available | Partial |
| 2024 | +84.6% ! | +20.0% | 65.0% | 1.2900% | Verified |
| 2023 | -16.8% | -16.8% | ~100% | 1.8100% | Verified |
| 2022 | +21.7% | +21.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +87.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +19.6% | +19.3% | +84.6% | 2025 | -16.8% | 2024 |
| Assessment Ratio | 93.6% | 77.2% | — | 146.8% | 2024 | 30.5% | 2023 |
| Effective Tax Rate (2025) | 1.6000% | 1.6000% | — | 1.6000% | 2025 | 1.6000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$68,654 | $54,314 | ~$87,533 | $68,654 | 2025 | $42,150 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,131,852 | ~$3,690,206 | ~2.0139% | ~$74,318 | +19.3% |
| 2027 | ~$6,124,630 | ~$4,059,227 | ~1.9814% | ~$80,429 | +42.4% |
| 2028 | ~$7,309,464 | ~$4,465,150 | ~1.9488% | ~$87,019 | +70.0% |
| 2029 | ~$8,723,509 | ~$4,911,665 | ~1.9163% | ~$94,122 | +102.9% |
| 2030 | ~$10,411,106 | ~$5,402,831 | ~1.8837% | ~$101,775 | +142.1% |
| 2026 | ~$5,045,852 | ~$3,690,206 | ~2.0465% | ~$75,520 | +17.3% |
| 2027 | ~$5,921,075 | ~$4,059,227 | ~2.0465% | ~$83,071 | +37.7% |
| 2028 | ~$6,948,110 | ~$4,465,150 | ~2.0465% | ~$91,379 | +61.6% |
| 2029 | ~$8,153,287 | ~$4,911,665 | ~2.0465% | ~$100,516 | +89.6% |
| 2030 | ~$9,567,507 | ~$5,402,831 | ~2.0465% | ~$110,568 | +122.5% |
| 2026 | ~$5,217,852 | ~$3,690,206 | ~1.9977% | ~$73,718 | +21.3% |
| 2027 | ~$6,331,624 | ~$4,059,227 | ~1.9488% | ~$79,108 | +47.2% |
| 2028 | ~$7,683,134 | ~$4,465,150 | ~1.9000% | ~$84,839 | +78.7% |
| 2029 | ~$9,323,130 | ~$4,911,665 | ~1.8512% | ~$90,924 | +116.8% |
| 2030 | ~$11,313,189 | ~$5,402,831 | ~1.8024% | ~$97,379 | +163.1% |
In 2025, this property's market value of $4,300,000 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 | $4,300,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,329,676 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,800,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,300,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,119,560 | $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.