2302 W NORTH LOOP BLVD TX 78756
| Owner | CUISINES OF MEXICO INC |
|---|---|
| Parcel ID | 0227030124 |
| Short ID | 227627 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,506 SF |
| Land SF | 13,864 SF |
| Acres | 0.318 |
| Year Built | 1977 |
| Legal | LOT B-2 ZIAJA II ADDN |
| Neighborhood | 20CEN |
| Land | $485,240 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $485,240 |
| Improvement | $186,151 |
|---|---|
| Total Improvement | $186,151 |
| Market | $671,391 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $671,391 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $671,391 |
| Taxable Value | $671,391 |
|---|
Appreciation: Market value has risen +27.1% from $528,404 (2021) to $671,391 (2025), a CAGR of 6.2% over 4 years. This represents moderate, steady growth. 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 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 $13,740. 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 72% of market value ($485,240 land vs $186,151 improvements), about $35/SF of land. With value concentrated in the land under a ~49-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 $671,391, 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 +6.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $905,706 by 2030, with an estimated annual tax burden around $17,061. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 10,000 SF | ✗ |
| 1ST | 1st Floor | 3,506 SF | ✓ |
| 501 | CANOPY | 743 SF | ✗ |
Market value changed by 162% 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% | $6,211.71 | $6,211.71 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,518.20 | $3,518.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,523.39 | $2,523.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $792.40 | $792.40 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $694.22 | $694.22 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,739.92 | $13,739.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,435,279 | $671,391 | +113.8% |
| Assessed Value | $1,435,279 | $671,391 | +113.8% |
| Land Value | $485,240 | $485,240 | +0.0% |
| Improvement Value | $950,039 | $186,151 | +410.4% |
| Taxable Value | $1,435,279 | $671,391 | +113.8% |
| Total Tax 2026 = estimate |
~$29,373
Estimated
|
~$13,740
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,756,630 | $1,435,279 | -321,351 (-18.3%) |
| Taxable Value | $1,719,798 | $1,435,279 | -284,519 (-16.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,435,279 | $485,240 | $950,039 | — | $1,435,279 | $1,435,279 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $671,391 | $485,240 | $186,151 | — | $671,391 | $671,391 | ~$13,740 | Partial |
| 2024 | $537,400 | — | — | −$52,160 | $485,240 | $— | $10,618 | Verified |
| 2023 | $525,167 | — | — | −$39,927 | $485,240 | $— | $9,723 | Verified |
| 2022 | $562,667 | — | — | −$77,427 | $485,240 | $— | $10,372 | Verified |
| 2021 | $528,404 | — | — | −$43,164 | $485,240 | $— | $12,247 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +161.6% ! | +156.2% | 97.9% | Not available | Partial |
| 2025 | +25.3% | +25.3% | ~100% | Not available | Partial |
| 2024 | -0.3% | -0.3% | ~100% | 1.9800% | Verified |
| 2023 | +2.3% | +2.3% | ~100% | 1.8100% | Verified |
| 2022 | -6.7% | -6.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +19.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +113.8% | +28.2% | -5.1% | +113.8% | 2026 | -6.7% | 2023 |
| Assessment Ratio | 100.0% | 93.5% | — | 100.0% | 2025 | 86.2% | 2022 |
| 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 |
$13,740 | $11,340 | ~$15,684 | $13,740 | 2025 | $9,723 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$712,817 | ~$712,817 | ~2.0139% | ~$14,356 | +6.2% |
| 2027 | ~$756,798 | ~$756,798 | ~1.9814% | ~$14,995 | +12.7% |
| 2028 | ~$803,494 | ~$803,494 | ~1.9488% | ~$15,659 | +19.7% |
| 2029 | ~$853,071 | ~$853,071 | ~1.9163% | ~$16,347 | +27.1% |
| 2030 | ~$905,706 | ~$905,706 | ~1.8837% | ~$17,061 | +34.9% |
| 2026 | ~$699,389 | ~$699,389 | ~2.0465% | ~$14,313 | +4.2% |
| 2027 | ~$728,554 | ~$728,554 | ~2.0465% | ~$14,910 | +8.5% |
| 2028 | ~$758,936 | ~$758,936 | ~2.0465% | ~$15,532 | +13.0% |
| 2029 | ~$790,585 | ~$790,585 | ~2.0465% | ~$16,179 | +17.8% |
| 2030 | ~$823,553 | ~$823,553 | ~2.0465% | ~$16,854 | +22.7% |
| 2026 | ~$726,245 | ~$726,245 | ~1.9977% | ~$14,508 | +8.2% |
| 2027 | ~$785,580 | ~$785,580 | ~1.9488% | ~$15,310 | +17.0% |
| 2028 | ~$849,763 | ~$849,763 | ~1.9000% | ~$16,146 | +26.6% |
| 2029 | ~$919,189 | ~$919,189 | ~1.8512% | ~$17,016 | +36.9% |
| 2030 | ~$994,288 | ~$994,288 | ~1.8024% | ~$17,921 | +48.1% |
In 2025, this property's market value of $671,391 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 | $671,391 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $537,400 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $525,167 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $562,667 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $528,404 | $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.