6640 E U S HY 290 TX
| Owner | LP2J LLC |
|---|---|
| Parcel ID | 0226170310 |
| Short ID | 226767 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 5,445 SF |
| Land SF | 52,707 SF |
| Acres | 1.210 |
| Year Built | 1982 |
| Legal | LOT 2 MARJO ADDN |
| Neighborhood | 32NEA |
| Land | $1,054,140 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,054,140 |
| Improvement | $295,820 |
|---|---|
| Total Improvement | $295,820 |
| Market | $1,349,960 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,349,960 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,349,960 |
| Taxable Value | $1,349,960 |
|---|
Appreciation: Market value has fallen -1.2% from $1,367,000 (2021) to $1,349,960 (2025), a CAGR of -0.3% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $27,627. 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 78% of market value ($1,054,140 land vs $295,820 improvements), about $20/SF of land. With value concentrated in the land under a ~44-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 $1,349,960, 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 -0.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,328,958 by 2030, with an estimated annual tax burden around $25,034. 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 | 30,000 SF | ✗ |
| 1ST | 1st Floor | 5,445 SF | ✓ |
| 611 | TERRACE | 900 SF | ✗ |
| 021 | PORCH CLOS 1ST F | 686 SF | ✓ |
| 541 | FENCE COMM LF | 56 SF | ✗ |
| 482 | LIGHT POLES | 7 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% | $12,489.83 | $12,489.83 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,074.02 | $7,074.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,073.76 | $5,073.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,593.26 | $1,593.26 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,395.86 | $1,395.86 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $27,626.73 | $27,626.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,349,960 | $1,349,960 | +0.0% |
| Assessed Value | $1,349,960 | $1,349,960 | +0.0% |
| Land Value | $1,054,140 | $1,054,140 | +0.0% |
| Improvement Value | $295,820 | $295,820 | +0.0% |
| Taxable Value | $1,349,960 | $1,349,960 | +0.0% |
| Total Tax 2026 = estimate |
~$27,627
Estimated
|
~$27,627
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,391,208 | $1,349,960 | -41,248 (-3.0%) |
| Taxable Value | $1,391,208 | $1,349,960 | -41,248 (-3.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,349,960 | $1,054,140 | $295,820 | — | $1,349,960 | $1,349,960 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,349,960 | $1,054,140 | $295,820 | — | $1,349,960 | $1,349,960 | ~$27,627 | Partial |
| 2024 | $1,283,000 | — | — | −$228,860 | $1,054,140 | $— | $26,464 | Verified |
| 2023 | $1,306,096 | — | — | −$357,370 | $948,726 | $— | $23,213 | Verified |
| 2022 | $1,200,000 | — | — | −$251,274 | $948,726 | $— | $25,794 | Verified |
| 2021 | $1,367,000 | — | — | −$418,274 | $948,726 | $— | $26,120 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.1% | +3.1% | ~100% | Not available | Partial |
| 2025 | +1.1% | +1.1% | ~100% | Not available | Partial |
| 2024 | -1.4% | -1.4% | ~100% | 1.9800% | Verified |
| 2023 | +3.7% | +3.7% | ~100% | 1.7100% | Verified |
| 2022 | +8.8% | +8.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +0.0% | -0.3% | +8.8% | 2023 | -12.2% | 2022 |
| Assessment Ratio | 100.0% | 83.9% | — | 100.0% | 2025 | 69.4% | 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 |
$27,627 | $25,844 | ~$26,065 | $27,627 | 2025 | $23,213 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,345,733 | ~$1,345,733 | ~2.0139% | ~$27,102 | -0.3% |
| 2027 | ~$1,341,520 | ~$1,341,520 | ~1.9814% | ~$26,581 | -0.6% |
| 2028 | ~$1,337,320 | ~$1,337,320 | ~1.9488% | ~$26,062 | -0.9% |
| 2029 | ~$1,333,132 | ~$1,333,132 | ~1.9163% | ~$25,547 | -1.2% |
| 2030 | ~$1,328,958 | ~$1,328,958 | ~1.8837% | ~$25,034 | -1.6% |
| 2026 | ~$1,318,734 | ~$1,318,734 | ~2.0465% | ~$26,988 | -2.3% |
| 2027 | ~$1,288,230 | ~$1,288,230 | ~2.0465% | ~$26,363 | -4.6% |
| 2028 | ~$1,258,432 | ~$1,258,432 | ~2.0465% | ~$25,754 | -6.8% |
| 2029 | ~$1,229,324 | ~$1,229,324 | ~2.0465% | ~$25,158 | -8.9% |
| 2030 | ~$1,200,888 | ~$1,200,888 | ~2.0465% | ~$24,576 | -11.0% |
| 2026 | ~$1,372,732 | ~$1,372,732 | ~1.9977% | ~$27,423 | +1.7% |
| 2027 | ~$1,395,889 | ~$1,395,889 | ~1.9488% | ~$27,204 | +3.4% |
| 2028 | ~$1,419,436 | ~$1,419,436 | ~1.9000% | ~$26,970 | +5.1% |
| 2029 | ~$1,443,381 | ~$1,443,381 | ~1.8512% | ~$26,720 | +6.9% |
| 2030 | ~$1,467,729 | ~$1,467,729 | ~1.8024% | ~$26,454 | +8.7% |
In 2025, this property's market value of $1,349,960 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -5% 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 | $1,349,960 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,283,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,306,096 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,200,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,367,000 | $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.