3506 DARBY ST TX 78721
| Owner | DARBY YARD HOLDINGS LLC |
|---|---|
| Parcel ID | 0209260905 |
| Short ID | 783925 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 1,244 SF |
| Land SF | 113,735 SF |
| Acres | 2.611 |
| Year Built | 1980 |
| Legal | ABS 22 SUR 29 TANNEHILL J C ACR 2.6110 |
| Neighborhood | 83EAS |
| Land | $1,706,027 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,706,027 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,706,027 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,706,027 |
| Value Limitation Adjustment (−) (homestead cap) | −$632,674 |
| Net Appraised (assessed) | $1,073,353 |
| Taxable Value | $1,073,353 |
|---|
Appreciation: Market value has risen +132.8% from $732,800 (2021) to $1,706,027 (2025), a CAGR of 23.5% 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 $21,966. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,073,353) is $632,674 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 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 ($1,706,027 land vs $0 improvements), about $15/SF of land. With value concentrated in the land under a ~46-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 $1,706,027, 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 +23.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,906,101 by 2030, with an estimated annual tax burden around $32,563. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,244 SF | ✓ |
| 501 | CANOPY | 972 SF | ✗ |
| 611 | TERRACE | 972 SF | ✗ |
Market value changed by 91% in 2025, 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% | $9,930.66 | $9,930.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,624.55 | $5,624.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,034.14 | $4,034.14 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,266.80 | $1,266.80 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,109.85 | $1,109.85 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,966.00 | $21,966.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,706,027 | $1,706,027 | +0.0% |
| Assessed Value | $1,288,024 | $1,073,353 | +20.0% |
| Land Value | $1,706,027 | $1,706,027 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,288,024 | $1,073,353 | +20.0% |
| HS Cap Loss | -$418,003 | — | |
| Total Tax 2026 = estimate |
~$26,359
Estimated
|
~$21,966
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,813,819 | $1,706,027 | -107,792 (-5.9%) |
| Taxable Value | $1,288,024 | $1,288,024 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,706,027 | $1,706,027 | — | −$418,003 | $1,288,024 | $1,288,024 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,706,027 | $1,706,027 | — | −$632,674 | $1,073,353 | $1,073,353 | ~$21,966 | Partial |
| 2024 | $886,023 | — | — | — | $894,461 ! | $— | $17,727 | Verified |
| 2023 | $881,452 | — | — | −$85,306 | $796,146 | $— | $16,030 | Verified |
| 2022 | $872,930 | — | — | −$76,784 | $796,146 | $— | $17,408 | Verified |
| 2021 | $732,800 | — | — | — | $796,146 ! | $— | $19,001 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.3% | +20.0% | 71.0% | Not available | Partial |
| 2025 | +90.7% ! | +20.0% | 62.9% | Not available | Partial |
| 2024 | +1.0% | +1.0% | ~100% | 1.9800% | Verified |
| 2023 | +0.5% | +0.5% | ~100% | 1.8100% | Verified |
| 2022 | +1.0% | +1.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +95.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +22.6% | +23.5% | +92.5% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 75.5% | 88.2% | — | 108.6% | 2021 | 62.9% | 2025 |
| Effective Tax Rate (2025) | 1.2900% | 1.2900% | — | 1.2900% | 2025 | 1.2900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,966 | $18,426 | ~$28,006 | $21,966 | 2025 | $16,030 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,107,347 | ~$1,180,688 | ~2.0139% | ~$23,778 | +23.5% |
| 2027 | ~$2,603,072 | ~$1,298,757 | ~1.9814% | ~$25,733 | +52.6% |
| 2028 | ~$3,215,409 | ~$1,428,633 | ~1.9488% | ~$27,842 | +88.5% |
| 2029 | ~$3,971,791 | ~$1,571,496 | ~1.9163% | ~$30,114 | +132.8% |
| 2030 | ~$4,906,101 | ~$1,728,646 | ~1.8837% | ~$32,563 | +187.6% |
| 2026 | ~$2,073,226 | ~$1,180,688 | ~2.0465% | ~$24,163 | +21.5% |
| 2027 | ~$2,519,460 | ~$1,298,757 | ~2.0465% | ~$26,579 | +47.7% |
| 2028 | ~$3,061,740 | ~$1,428,633 | ~2.0465% | ~$29,237 | +79.5% |
| 2029 | ~$3,720,738 | ~$1,571,496 | ~2.0465% | ~$32,160 | +118.1% |
| 2030 | ~$4,521,577 | ~$1,728,646 | ~2.0465% | ~$35,376 | +165.0% |
| 2026 | ~$2,141,467 | ~$1,180,688 | ~1.9977% | ~$23,586 | +25.5% |
| 2027 | ~$2,688,048 | ~$1,298,757 | ~1.9488% | ~$25,311 | +57.6% |
| 2028 | ~$3,374,136 | ~$1,428,633 | ~1.9000% | ~$27,144 | +97.8% |
| 2029 | ~$4,235,338 | ~$1,571,496 | ~1.8512% | ~$29,091 | +148.3% |
| 2030 | ~$5,316,351 | ~$1,728,646 | ~1.8024% | ~$31,157 | +211.6% |
In 2025, this property's market value of $1,706,027 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +20% 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 | $1,706,027 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $886,023 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $881,452 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $872,930 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $732,800 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.