1805 RUTHERFORD LN AUSTIN, TX 78754
| Owner | BETTER BUSINESS BUREAU |
|---|---|
| Parcel ID | 0231200111 |
| Short ID | 232784 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 31,236 SF |
| Land SF | 106,286 SF |
| Acres | 2.440 |
| Year Built | 1980 |
| Legal | LOT 1 HEADWAY 1-A |
| Neighborhood | 52NEA |
| Land | $1,062,860 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,062,860 |
| Improvement | $2,004,320 |
|---|---|
| Total Improvement | $2,004,320 |
| Market | $3,067,180 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,067,180 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,067,180 |
| Taxable Value | $3,067,180 |
|---|
Appreciation: Market value has fallen -21.2% from $3,890,748 (2021) to $3,067,180 (2025), a CAGR of -5.8% over 4 years. Growth has been relatively flat for this asset class. 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $62,769. 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 35% of market value ($1,062,860 land vs $2,004,320 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~46 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,067,180, 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 -5.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,278,358 by 2030, with an estimated annual tax burden around $42,918. 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 | 35,600 SF | ✗ |
| 2ND | 2nd Floor | 15,780 SF | ✓ |
| 1ST | 1st Floor | 15,456 SF | ✓ |
| 501 | CANOPY | 540 SF | ✗ |
| 407 | LOADING DOCK | 360 SF | ✓ |
| 482 | LIGHT POLES | 3 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% | $28,377.55 | $28,377.55 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $16,072.54 | $16,072.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,527.84 | $11,527.84 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,619.98 | $3,619.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,171.46 | $3,171.46 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $62,769.37 | $62,769.37 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,417,181 | $3,067,180 | +11.4% |
| Assessed Value | $3,417,181 | $3,067,180 | +11.4% |
| Land Value | $1,062,860 | $1,062,860 | +0.0% |
| Improvement Value | $2,354,321 | $2,004,320 | +17.5% |
| Taxable Value | $3,417,181 | $3,067,180 | +11.4% |
| Total Tax 2026 = estimate |
~$69,932
Estimated
|
~$62,769
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,417,181 | $3,417,181 | +0 (+0.0%) |
| Taxable Value | $3,417,181 | $3,417,181 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,417,181 | $1,062,860 | $2,354,321 | — | $3,417,181 | $3,417,181 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,067,180 | $1,062,860 | $2,004,320 | — | $3,067,180 | $3,067,180 | ~$62,769 | Partial |
| 2024 | $4,022,027 | — | — | −$2,959,167 | $1,062,860 | $— | $75,408 | Verified |
| 2023 | $4,011,443 | — | — | −$2,948,583 | $1,062,860 | $— | $72,768 | Verified |
| 2022 | $3,894,313 | — | — | −$2,831,453 | $1,062,860 | $— | $79,223 | Verified |
| 2021 | $3,890,748 | — | — | −$3,253,032 | $637,716 | $— | $84,767 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.4% | +11.4% | ~100% | Not available | Partial |
| 2025 | -19.4% | -19.4% | ~100% | Not available | Partial |
| 2024 | -5.4% | -5.4% | ~100% | 1.9800% | Verified |
| 2023 | +0.3% | +0.3% | ~100% | 1.8100% | Verified |
| 2022 | +3.0% | +3.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -21.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.4% | -1.8% | -7.7% | +11.4% | 2026 | -23.7% | 2025 |
| Assessment Ratio | 100.0% | 49.4% | — | 100.0% | 2025 | 16.4% | 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 |
$62,769 | $74,987 | ~$50,285 | $84,767 | 2021 | $62,769 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,890,120 | ~$2,890,120 | ~2.0139% | ~$58,205 | -5.8% |
| 2027 | ~$2,723,280 | ~$2,723,280 | ~1.9814% | ~$53,959 | -11.2% |
| 2028 | ~$2,566,072 | ~$2,566,072 | ~1.9488% | ~$50,009 | -16.3% |
| 2029 | ~$2,417,939 | ~$2,417,939 | ~1.9163% | ~$46,335 | -21.2% |
| 2030 | ~$2,278,358 | ~$2,278,358 | ~1.8837% | ~$42,918 | -25.7% |
| 2026 | ~$2,913,821 | ~$2,913,821 | ~2.0465% | ~$59,631 | -5.0% |
| 2027 | ~$2,768,130 | ~$2,768,130 | ~2.0465% | ~$56,649 | -9.7% |
| 2028 | ~$2,629,723 | ~$2,629,723 | ~2.0465% | ~$53,817 | -14.3% |
| 2029 | ~$2,498,237 | ~$2,498,237 | ~2.0465% | ~$51,126 | -18.5% |
| 2030 | ~$2,373,325 | ~$2,373,325 | ~2.0465% | ~$48,570 | -22.6% |
| 2026 | ~$2,951,463 | ~$2,951,463 | ~1.9977% | ~$58,960 | -3.8% |
| 2027 | ~$2,840,112 | ~$2,840,112 | ~1.9488% | ~$55,349 | -7.4% |
| 2028 | ~$2,732,962 | ~$2,732,962 | ~1.9000% | ~$51,927 | -10.9% |
| 2029 | ~$2,629,854 | ~$2,629,854 | ~1.8512% | ~$48,684 | -14.3% |
| 2030 | ~$2,530,636 | ~$2,530,636 | ~1.8024% | ~$45,611 | -17.5% |
In 2025, this property's market value of $3,067,180 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +116% 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 | $3,067,180 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $4,022,027 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,011,443 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,894,313 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,890,748 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 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.