5426 NELRAY BLVD TX 78751
| Owner | CSC GUADALUPE PROPERTY LLC |
|---|---|
| Parcel ID | 0226070205 |
| Short ID | 226521 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 8,466 SF |
| Land SF | 25,221 SF |
| Acres | 0.579 |
| Year Built | 1981 |
| Legal | LOT 1 CORSER SUBD 2 |
| Neighborhood | 61CEN |
| Land | $1,261,050 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,261,050 |
| Improvement | $1,026,047 |
|---|---|
| Total Improvement | $1,026,047 |
| Market | $2,287,097 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,287,097 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,287,097 |
| Taxable Value | $2,287,097 |
|---|
Appreciation: Market value has risen +10.5% from $2,070,665 (2021) to $2,287,097 (2025), a CAGR of 2.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $46,805. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 55% of market value ($1,261,050 land vs $1,026,047 improvements), about $50/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,287,097, 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 +2.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,589,721 by 2030, with an estimated annual tax burden around $48,784. 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 |
|---|---|---|---|
| 881 | COMMCL FINISHOUT | 13,144 SF | ✓ |
| 1ST | 1st Floor | 8,466 SF | ✓ |
| MEZZ | Mezzanine | 6,572 SF | ✓ |
| 501 | CANOPY | 1,110 SF | ✗ |
| 551 | PAVED AREA | 980 SF | ✗ |
| 611 | TERRACE | 225 SF | ✗ |
| 541 | FENCE COMM LF | 180 SF | ✗ |
Market value changed by 79% in 2026, 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% | $21,160.22 | $21,160.22 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,984.78 | $11,984.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,595.94 | $8,595.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,699.30 | $2,699.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,364.86 | $2,364.86 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $46,805.10 | $46,805.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,094,354 | $2,287,097 | +79.0% |
| Assessed Value | $2,744,516 | $2,287,097 | +20.0% |
| Land Value | $1,261,050 | $1,261,050 | +0.0% |
| Improvement Value | $2,833,304 | $1,026,047 | +176.1% |
| Taxable Value | $2,744,516 | $2,287,097 | +20.0% |
| HS Cap Loss | -$1,349,838 | — | |
| Total Tax 2026 = estimate |
~$56,166
Estimated
|
~$46,805
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,094,354 | $4,094,354 | +0 (+0.0%) |
| Taxable Value | $2,744,516 | $2,744,516 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,094,354 | $1,261,050 | $2,833,304 | −$1,349,838 | $2,744,516 | $2,744,516 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,287,097 | $1,261,050 | $1,026,047 | — | $2,287,097 | $2,287,097 | ~$46,805 | Partial |
| 2024 | $2,400,000 | — | — | −$1,138,950 | $1,261,050 | $— | $45,326 | Verified |
| 2023 | $2,334,494 | — | — | −$1,073,444 | $1,261,050 | $— | $43,422 | Verified |
| 2022 | $2,208,895 | — | — | −$947,845 | $1,261,050 | $— | $46,104 | Verified |
| 2021 | $2,070,665 | — | — | −$809,615 | $1,261,050 | $— | $48,081 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +79.0% ! | +20.0% | 67.0% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -4.7% | -4.7% | ~100% | 1.9800% | Verified |
| 2023 | +2.8% | +2.8% | ~100% | 1.8100% | Verified |
| 2022 | +5.7% | +5.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +79.0% | +17.9% | -6.5% | +79.0% | 2026 | -4.7% | 2025 |
| Assessment Ratio | 67.0% | 65.2% | — | 100.0% | 2025 | 52.5% | 2024 |
| 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 |
$46,805 | $45,948 | ~$48,012 | $48,081 | 2021 | $43,422 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,344,651 | ~$2,344,651 | ~2.0139% | ~$47,220 | +2.5% |
| 2027 | ~$2,403,654 | ~$2,403,654 | ~1.9814% | ~$47,626 | +5.1% |
| 2028 | ~$2,464,141 | ~$2,464,141 | ~1.9488% | ~$48,022 | +7.7% |
| 2029 | ~$2,526,151 | ~$2,526,151 | ~1.9163% | ~$48,408 | +10.5% |
| 2030 | ~$2,589,721 | ~$2,589,721 | ~1.8837% | ~$48,784 | +13.2% |
| 2026 | ~$2,298,909 | ~$2,298,909 | ~2.0465% | ~$47,047 | +0.5% |
| 2027 | ~$2,310,783 | ~$2,310,783 | ~2.0465% | ~$47,290 | +1.0% |
| 2028 | ~$2,322,718 | ~$2,322,718 | ~2.0465% | ~$47,534 | +1.6% |
| 2029 | ~$2,334,714 | ~$2,334,714 | ~2.0465% | ~$47,780 | +2.1% |
| 2030 | ~$2,346,772 | ~$2,346,772 | ~2.0465% | ~$48,026 | +2.6% |
| 2026 | ~$2,390,393 | ~$2,390,393 | ~1.9977% | ~$47,752 | +4.5% |
| 2027 | ~$2,498,355 | ~$2,498,355 | ~1.9488% | ~$48,689 | +9.2% |
| 2028 | ~$2,611,193 | ~$2,611,193 | ~1.9000% | ~$49,613 | +14.2% |
| 2029 | ~$2,729,127 | ~$2,729,127 | ~1.8512% | ~$50,521 | +19.3% |
| 2030 | ~$2,852,387 | ~$2,852,387 | ~1.8024% | ~$51,411 | +24.7% |
In 2025, this property's market value of $2,287,097 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +61% 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 | $2,287,097 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,400,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,334,494 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,208,895 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,070,665 | $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.