3416 ANDTREE BLVD TX 78724
| Owner | FARAHANI MANOUCHEHER |
|---|---|
| Parcel ID | 0227280106 |
| Short ID | 228440 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 3,000 SF |
| Land SF | 12,250 SF |
| Acres | 0.281 |
| Year Built | 1974 |
| Legal | LOT 5 BLK A SPRING CREEK COMMERCIAL PARK |
| Neighborhood | 61FEA |
| Land | $61,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,250 |
| Improvement | $202,550 |
|---|---|
| Total Improvement | $202,550 |
| Market | $263,800 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $263,800 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $263,800 |
| Taxable Value | $263,800 |
|---|
Appreciation: Market value has risen +17.4% from $224,674 (2021) to $263,800 (2025), a CAGR of 4.1% over 4 years. This represents moderate, steady growth. 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 lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.5491% in 2025 (+0.0149% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,086. Austin ISD is the largest single contributor, at 59.7% 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 23% of market value ($61,250 land vs $202,550 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~52 yrs), and rent roll drive the underwriting.
Submarket Position: At $263,800, this parcel sits in the bottom quartile (<25th 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 +4.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $322,424 by 2030, with an estimated annual tax burden around $4,323. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 4,000 SF | ✗ |
| 1ST | 1st Floor | 3,000 SF | ✓ |
| 881 | COMMCL FINISHOUT | 1,520 SF | ✓ |
| 541 | FENCE COMM LF | 300 SF | ✗ |
| 591 | MASONRY TRIM SF | 300 SF | ✗ |
| 501 | CANOPY | 200 SF | ✗ |
| 073 | OBS HEAT CEILING | 125 SF | ✓ |
| 521 | FIREPLACE | 1 SF | ✓ |
Market value changed by 126% 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% | $2,440.68 | $2,440.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $991.48 | $991.48 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $311.34 | $311.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $272.77 | $272.77 | Paid |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $70.17 | $70.17 | Paid |
| Combined Rate | 1.7157% | 1.5722% | 1.4034% | 1.5342% | 1.5491% | +0.0149% | $4,086.44 | $4,086.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $279,889 | $263,800 | +6.1% |
| Assessed Value | $279,889 | $263,800 | +6.1% |
| Land Value | $61,250 | $61,250 | +0.0% |
| Improvement Value | $218,639 | $202,550 | +7.9% |
| Taxable Value | $279,889 | $263,800 | +6.1% |
| Total Tax 2026 = estimate |
~$4,336
Estimated
|
~$4,086
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $597,121 | $279,889 | -317,232 (-53.1%) |
| Taxable Value | $597,121 | $279,889 | -317,232 (-53.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $279,889 | $61,250 | $218,639 | — | $279,889 | $279,889 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $263,800 | $61,250 | $202,550 | — | $263,800 | $263,800 | ~$4,086 | Partial |
| 2024 | $240,000 | — | — | −$178,750 | $61,250 | $— | $4,047 | Verified |
| 2023 | $228,032 | — | — | −$166,782 | $61,250 | $— | $3,368 | Verified |
| 2022 | $228,032 | — | — | −$166,782 | $61,250 | $— | $3,585 | Verified |
| 2021 | $224,674 | — | — | −$163,424 | $61,250 | $— | $3,912 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +126.4% ! | +126.4% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -18.9% | -18.9% | ~100% | 1.5300% | Verified |
| 2023 | +42.7% | +42.7% | ~100% | 1.0400% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.5700% | Verified |
| 2021 | base year | — | ~100% | 1.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.1% | +4.5% | +2.9% | +9.9% | 2025 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 51.1% | — | 100.0% | 2025 | 25.5% | 2024 |
| Effective Tax Rate (2025) | 1.5500% | 1.5500% | — | 1.5500% | 2025 | 1.5500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,086 | $3,800 | ~$4,234 | $4,086 | 2025 | $3,368 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$274,603 | ~$274,603 | ~1.5074% | ~$4,139 | +4.1% |
| 2027 | ~$285,848 | ~$285,848 | ~1.4658% | ~$4,190 | +8.4% |
| 2028 | ~$297,554 | ~$297,554 | ~1.4241% | ~$4,237 | +12.8% |
| 2029 | ~$309,740 | ~$309,740 | ~1.3825% | ~$4,282 | +17.4% |
| 2030 | ~$322,424 | ~$322,424 | ~1.3408% | ~$4,323 | +22.2% |
| 2026 | ~$269,327 | ~$269,327 | ~1.5491% | ~$4,172 | +2.1% |
| 2027 | ~$274,970 | ~$274,970 | ~1.5491% | ~$4,259 | +4.2% |
| 2028 | ~$280,731 | ~$280,731 | ~1.5491% | ~$4,349 | +6.4% |
| 2029 | ~$286,613 | ~$286,613 | ~1.5491% | ~$4,440 | +8.6% |
| 2030 | ~$292,618 | ~$292,618 | ~1.5491% | ~$4,533 | +10.9% |
| 2026 | ~$279,879 | ~$279,879 | ~1.4866% | ~$4,161 | +6.1% |
| 2027 | ~$296,938 | ~$296,938 | ~1.4241% | ~$4,229 | +12.6% |
| 2028 | ~$315,037 | ~$315,037 | ~1.3616% | ~$4,290 | +19.4% |
| 2029 | ~$334,239 | ~$334,239 | ~1.2992% | ~$4,342 | +26.7% |
| 2030 | ~$354,611 | ~$354,611 | ~1.2367% | ~$4,385 | +34.4% |
In 2025, this property's market value of $263,800 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -81% 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 | $263,800 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $240,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $228,032 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $228,032 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $224,674 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.