2105 HANCOCK DR TX 78756
| Owner | FIVE SPEED LLC SERIES A |
|---|---|
| Parcel ID | 0225030401 |
| Short ID | 224704 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,236 SF |
| Land SF | 9,813 SF |
| Acres | 0.225 |
| Year Built | 1940 |
| Legal | LOT 24 BLK 9 ROSEDOWN |
| Neighborhood | 32CEN |
| Land | $875,810 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $875,810 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $828,747 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $828,747 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $828,747 |
| Taxable Value | $828,747 |
|---|
Appreciation: Market value has risen +8.0% from $767,012 (2021) to $828,747 (2025), a CAGR of 2.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 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 $16,960. 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 106% of market value ($875,810 land vs $0 improvements), about $89/SF of land. With value concentrated in the land under a ~86-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 $828,747, 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 +1.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $912,949 by 2030, with an estimated annual tax burden around $17,198. 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 | 6,320 SF | ✗ |
| 1ST | 1st Floor | 2,236 SF | ✓ |
| 511 | DECK | 360 SF | ✗ |
| 541 | FENCE COMM LF | 200 SF | ✗ |
| 501 | CANOPY | 80 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% | $7,667.57 | $7,667.57 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,342.78 | $4,342.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,114.80 | $3,114.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $978.11 | $978.11 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $856.92 | $856.92 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,960.18 | $16,960.18 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $828,747 | $828,747 | +0.0% |
| Assessed Value | $828,747 | $828,747 | +0.0% |
| Land Value | $875,810 | $875,810 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $828,747 | $828,747 | +0.0% |
| Total Tax 2026 = estimate |
~$16,960
Estimated
|
~$16,960
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $923,397 | $828,747 | -94,650 (-10.3%) |
| Taxable Value | $923,397 | $828,747 | -94,650 (-10.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $828,747 | $875,810 | — | — | $828,747 | $828,747 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $828,747 | $875,810 | — | — | $828,747 | $828,747 | ~$16,960 | Partial |
| 2024 | $828,747 | — | — | — | $828,747 | $— | $16,424 | Verified |
| 2023 | $850,000 | — | — | — | $875,810 ! | $— | $14,994 | Verified |
| 2022 | $775,097 | — | — | — | $850,000 ! | $— | $16,787 | Verified |
| 2021 | $767,012 | — | — | −$58,023 | $708,989 | $— | $16,871 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.4% | +11.4% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -14.4% | -14.4% | ~100% | 1.9800% | Verified |
| 2023 | -1.9% | -1.9% | ~100% | 1.5500% | Verified |
| 2022 | +27.4% | +27.4% | ~100% | 1.7000% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +1.7% | +2.0% | +9.7% | 2023 | -2.5% | 2024 |
| Assessment Ratio | 100.0% | 100.9% | — | 109.7% | 2022 | 92.4% | 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 |
$16,960 | $16,407 | ~$17,112 | $16,960 | 2025 | $14,994 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$844,942 | ~$844,942 | ~2.0139% | ~$17,017 | +2.0% |
| 2027 | ~$861,454 | ~$861,454 | ~1.9814% | ~$17,069 | +3.9% |
| 2028 | ~$878,288 | ~$878,288 | ~1.9488% | ~$17,116 | +6.0% |
| 2029 | ~$895,451 | ~$895,451 | ~1.9163% | ~$17,159 | +8.0% |
| 2030 | ~$912,949 | ~$912,949 | ~1.8837% | ~$17,198 | +10.2% |
| 2026 | ~$828,367 | ~$828,367 | ~2.0465% | ~$16,952 | -0.0% |
| 2027 | ~$827,987 | ~$827,987 | ~2.0465% | ~$16,945 | -0.1% |
| 2028 | ~$827,608 | ~$827,608 | ~2.0465% | ~$16,937 | -0.1% |
| 2029 | ~$827,228 | ~$827,228 | ~2.0465% | ~$16,929 | -0.2% |
| 2030 | ~$826,849 | ~$826,849 | ~2.0465% | ~$16,921 | -0.2% |
| 2026 | ~$861,517 | ~$861,517 | ~1.9977% | ~$17,210 | +4.0% |
| 2027 | ~$895,583 | ~$895,583 | ~1.9488% | ~$17,453 | +8.1% |
| 2028 | ~$930,996 | ~$930,996 | ~1.9000% | ~$17,689 | +12.3% |
| 2029 | ~$967,809 | ~$967,809 | ~1.8512% | ~$17,916 | +16.8% |
| 2030 | ~$1,006,077 | ~$1,006,077 | ~1.8024% | ~$18,133 | +21.4% |
In 2025, this property's market value of $828,747 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -42% 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 | $828,747 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $828,747 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $850,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $775,097 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $767,012 | $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.