3443 ED BLUESTEIN BLVD C 78725
| Owner | RIC (AUSTIN) LLC |
|---|---|
| Parcel ID | 0209261204 |
| Short ID | 974815 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 61,244 SF |
| Land SF | 190,863 SF |
| Acres | 4.382 |
| Year Built | 1974 |
| Legal | TECH 3443 MIXED USE CONDOMINIUMS UNT C PLUS 27 % INT IN COM AREA |
| Neighborhood | NEA |
| Land | $572,589 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $572,589 |
| Improvement | $92,057 |
|---|---|
| Total Improvement | $92,057 |
| Market | $664,646 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $664,646 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $664,646 |
| Taxable Value | $664,646 |
|---|
Appreciation: Market value has fallen -33.5% from $1,000,000 (2024) to $664,646 (2025), a CAGR of -33.5% over 1 year. Growth has been relatively flat for this asset class. 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 fell -1.5%, so this parcel has lagged 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 $13,602. 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 86% of market value ($572,589 land vs $92,057 improvements), about $3/SF of land. With value concentrated in the land under a ~52-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 $664,646, this parcel sits in the lower-middle (25th–50th 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 -33.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $86,207 by 2030, with an estimated annual tax burden around $1,624. 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 |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 61,244 SF | ✗ |
| 2ND | 2nd Floor | 26,674 SF | ✓ |
| 1ST | 1st Floor | 20,765 SF | ✓ |
| FBSMT | Finished Basement | 13,805 SF | ✓ |
| 482 | LIGHT POLES | 2 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +309 |
| Travis County | 0.3444% | 0.3758% | +209 |
| Austin ISD | 0.9505% | 0.9252% | -168 |
| Travis Central Health | 0.1080% | 0.1180% | +67 |
| Austin Community College | 0.1013% | 0.1034% | +14 |
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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $6,149.30 | $2,052.09 | $4,097.21 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,482.86 | $1,162.27 | $2,320.59 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,498.04 | $833.62 | $1,664.42 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $784.44 | $261.78 | $522.66 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $687.24 | $229.34 | $457.90 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,601.88 | $4,539.10 | $9,062.78 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $795,000 | $664,646 | +19.6% |
| Assessed Value | $795,000 | $664,646 | +19.6% |
| Land Value | $552,360 | $572,589 | -3.5% |
| Improvement Value | $242,640 | $92,057 | +163.6% |
| Taxable Value | $795,000 | $664,646 | +19.6% |
| Total Tax 2026 = estimate |
~$16,270
Estimated
|
$13,602 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,040,423 | $795,000 | -245,423 (-23.6%) |
| Taxable Value | $797,575 | $795,000 | -2,575 (-0.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $795,000 | $552,360 | $242,640 | — | $795,000 | $795,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $664,646 | $572,589 | $92,057 | — | $664,646 | $664,646 | $13,602 | Verified |
| 2024 | $1,000,000 | — | — | −$427,411 | $572,589 | $— | $13,361 | Verified |
| 2023 | $— | — | — | — | $572,589 | $— | $18,092 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +56.5% | +20.0% | 76.7% | Not available | Partial |
| 2025 | -1.4% | -1.4% | ~100% | 2.0500% | Verified |
| 2024 | -74.4% | -74.4% | ~100% | 1.9800% | Verified |
| 2023 | base year | — | ~100% | 0.6900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -74.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +19.6% | -6.9% | -35.7% | +19.6% | 2026 | -33.5% | 2025 |
| Assessment Ratio | 100.0% | 85.8% | — | 100.0% | 2025 | 57.3% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $13,602 | $13,481 | ~$4,526 | $13,602 | 2025 | $13,361 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$441,754 | ~$441,754 | ~2.0139% | ~$8,897 | -33.5% |
| 2027 | ~$293,610 | ~$293,610 | ~1.9814% | ~$5,818 | -55.8% |
| 2028 | ~$195,147 | ~$195,147 | ~1.9488% | ~$3,803 | -70.6% |
| 2029 | ~$129,704 | ~$129,704 | ~1.9163% | ~$2,486 | -80.5% |
| 2030 | ~$86,207 | ~$86,207 | ~1.8837% | ~$1,624 | -87.0% |
| 2026 | ~$631,414 | ~$631,414 | ~2.0465% | ~$12,922 | -5.0% |
| 2027 | ~$599,843 | ~$599,843 | ~2.0465% | ~$12,276 | -9.8% |
| 2028 | ~$569,851 | ~$569,851 | ~2.0465% | ~$11,662 | -14.3% |
| 2029 | ~$541,358 | ~$541,358 | ~2.0465% | ~$11,079 | -18.5% |
| 2030 | ~$514,290 | ~$514,290 | ~2.0465% | ~$10,525 | -22.6% |
| 2026 | ~$455,047 | ~$455,047 | ~1.9977% | ~$9,090 | -31.5% |
| 2027 | ~$311,546 | ~$311,546 | ~1.9488% | ~$6,072 | -53.1% |
| 2028 | ~$213,299 | ~$213,299 | ~1.9000% | ~$4,053 | -67.9% |
| 2029 | ~$146,034 | ~$146,034 | ~1.8512% | ~$2,703 | -78.0% |
| 2030 | ~$99,982 | ~$99,982 | ~1.8024% | ~$1,802 | -85.0% |
In 2025, this property's market value of $664,646 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -53% 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 | $664,646 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
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.