2600 E M L KING JR BLVD TX 78702
| Owner | CTMS HOLDINGS LLC |
|---|---|
| Parcel ID | 0212101002 |
| Short ID | 204042 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 15,878 SF |
| Land SF | 86,684 SF |
| Acres | 1.990 |
| Year Built | 1972 |
| Legal | LOT 2 HOLY CROSS NORTH |
| Neighborhood | 55NEA |
| Land | $6,067,880 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,067,880 |
| Improvement | $291,335 |
|---|---|
| Total Improvement | $291,335 |
| Market | $6,359,215 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,359,215 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,754,547 |
| Net Appraised (assessed) | $4,604,668 |
| Taxable Value | $4,604,668 |
|---|
Appreciation: Market value has risen +79.8% from $3,537,000 (2021) to $6,359,215 (2025), a CAGR of 15.8% 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 $94,234. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($4,604,668) is $1,754,547 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 95% of market value ($6,067,880 land vs $291,335 improvements), about $70/SF of land. With value concentrated in the land under a ~54-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 $6,359,215, 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 +15.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $13,239,271 by 2030, with an estimated annual tax burden around $139,696. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 25,840 SF | ✗ |
| 1ST | 1st Floor | 15,878 SF | ✓ |
| 501 | CANOPY | 3,262 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 806 SF | ✗ |
| LOBBY | Lobby | 342 SF | ✓ |
| 541 | FENCE COMM LF | 176 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $42,602.39 | $42,602.39 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $24,129.24 | $24,129.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $17,306.41 | $17,306.41 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,434.57 | $5,434.57 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,761.23 | $4,761.23 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $94,233.84 | $94,233.84 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,359,215 | $6,359,215 | +0.0% |
| Assessed Value | $6,359,215 | $4,604,668 | +38.1% |
| Land Value | $6,067,880 | $6,067,880 | +0.0% |
| Improvement Value | $291,335 | $291,335 | +0.0% |
| Taxable Value | $6,359,215 | $4,604,668 | +38.1% |
| Total Tax 2026 = estimate |
~$130,140
Estimated
|
~$94,234
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,374,862 | $6,359,215 | -15,647 (-0.2%) |
| Taxable Value | $6,374,862 | $6,359,215 | -15,647 (-0.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,359,215 | $6,067,880 | $291,335 | — | $6,359,215 | $6,359,215 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,359,215 | $6,067,880 | $291,335 | −$1,754,547 | $4,604,668 | $4,604,668 | ~$94,234 | Partial |
| 2024 | $3,992,615 | — | — | −$155,392 | $3,837,223 | $— | $76,047 | Verified |
| 2023 | $3,680,000 | — | — | — | $3,992,615 ! | $— | $72,236 | Verified |
| 2022 | $3,438,500 | — | — | −$404,560 | $3,033,940 | $— | $72,677 | Verified |
| 2021 | $3,537,000 | — | — | −$503,060 | $3,033,940 | $— | $74,845 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +38.4% | ~100% | Not available | Partial |
| 2025 | +65.7% | +20.0% | 72.4% | Not available | Partial |
| 2024 | -3.9% | -3.9% | ~100% | 1.9800% | Verified |
| 2023 | +8.5% | +8.5% | ~100% | 1.8100% | Verified |
| 2022 | +7.0% | +7.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +84.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +14.4% | +15.8% | +59.3% | 2025 | -2.8% | 2022 |
| Assessment Ratio | 100.0% | 91.8% | — | 108.5% | 2023 | 72.4% | 2025 |
| Effective Tax Rate (2025) | 1.4800% | 1.4800% | — | 1.4800% | 2025 | 1.4800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$94,234 | $78,008 | ~$120,146 | $94,234 | 2025 | $72,236 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,363,692 | ~$5,065,135 | ~2.0139% | ~$102,009 | +15.8% |
| 2027 | ~$8,526,833 | ~$5,571,648 | ~1.9814% | ~$110,396 | +34.1% |
| 2028 | ~$9,873,698 | ~$6,128,813 | ~1.9488% | ~$119,441 | +55.3% |
| 2029 | ~$11,433,309 | ~$6,741,694 | ~1.9163% | ~$129,190 | +79.8% |
| 2030 | ~$13,239,271 | ~$7,415,864 | ~1.8837% | ~$139,696 | +108.2% |
| 2026 | ~$7,236,508 | ~$5,065,135 | ~2.0465% | ~$103,657 | +13.8% |
| 2027 | ~$8,234,829 | ~$5,571,648 | ~2.0465% | ~$114,023 | +29.5% |
| 2028 | ~$9,370,874 | ~$6,128,813 | ~2.0465% | ~$125,425 | +47.4% |
| 2029 | ~$10,663,643 | ~$6,741,694 | ~2.0465% | ~$137,968 | +67.7% |
| 2030 | ~$12,134,758 | ~$7,415,864 | ~2.0465% | ~$151,765 | +90.8% |
| 2026 | ~$7,490,876 | ~$5,065,135 | ~1.9977% | ~$101,184 | +17.8% |
| 2027 | ~$8,823,924 | ~$5,571,648 | ~1.9488% | ~$108,582 | +38.8% |
| 2028 | ~$10,394,195 | ~$6,128,813 | ~1.9000% | ~$116,448 | +63.5% |
| 2029 | ~$12,243,906 | ~$6,741,694 | ~1.8512% | ~$124,802 | +92.5% |
| 2030 | ~$14,422,785 | ~$7,415,864 | ~1.8024% | ~$133,661 | +126.8% |
In 2025, this property's market value of $6,359,215 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 4× 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 | $6,359,215 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,992,615 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,680,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,438,500 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,537,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 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.