13004 ARMSTRONG LN TX 78653
| Owner | 1-40 GROUP |
|---|---|
| Parcel ID | 0237720101 |
| Short ID | 240961 |
| Type | Real |
| Use Code | F1 Commercial Real Property (Improved) |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 33,551 SF |
| Acres | 0.770 |
| Year Built | — |
| Legal | ABS 315 SUR 63 GATES G ACR 0.7702 |
| Neighborhood | 83FEA |
| Land | $335,510 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $335,510 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $335,510 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $335,510 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $335,510 |
| Taxable Value | $335,510 |
|---|
Appreciation: Market value has risen +300.0% from $83,878 (2021) to $335,510 (2025), a CAGR of 41.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7787% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,968. Manor ISD is the largest single contributor, at 60.8% 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 100% of market value ($335,510 land vs $0 improvements), about $10/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $335,510, 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 +41.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,897,917 by 2030, with an estimated annual tax burden around $27,890. 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.
Market value changed by 220% in 2022, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $3,628.21 | $3,628.21 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,261.00 | $1,261.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $395.98 | $395.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $346.92 | $346.92 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $335.51 | $335.51 | Paid |
| Combined Rate | 2.0260% | 1.9676% | 1.6882% | 1.7351% | 1.7787% | +0.0436% | $5,967.62 | $5,967.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $335,510 | $335,510 | +0.0% |
| Assessed Value | $335,510 | $335,510 | +0.0% |
| Land Value | $335,510 | $335,510 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $335,510 | $335,510 | +0.0% |
| Total Tax 2026 = estimate |
~$5,968
Estimated
|
~$5,968
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $335,510 | $335,510 | +0 (+0.0%) |
| Taxable Value | $335,510 | $335,510 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $335,510 | $335,510 | — | — | $335,510 | $335,510 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $335,510 | $335,510 | — | — | $335,510 | $335,510 | ~$5,968 | Partial |
| 2024 | $— | — | — | — | $335,510 | $— | $5,821 | Verified |
| 2023 | $— | — | — | — | $335,510 | $— | $5,664 | Verified |
| 2022 | $— | — | — | — | $268,408 | $— | $5,281 | Verified |
| 2021 | $83,878 | — | — | — | $83,878 | $— | $1,699 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.7400% | Verified |
| 2023 | +25.0% | +25.0% | ~100% | 1.6900% | Verified |
| 2022 | +220.0% ! | +220.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +300.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +150.0% | +41.4% | +300.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.7800% | 1.7800% | — | 1.7800% | 2025 | 1.7800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,968 | $3,833 | ~$16,562 | $5,968 | 2025 | $1,699 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$474,482 | ~$474,482 | ~1.7168% | ~$8,146 | +41.4% |
| 2027 | ~$671,018 | ~$671,018 | ~1.6550% | ~$11,105 | +100.0% |
| 2028 | ~$948,961 | ~$948,961 | ~1.5932% | ~$15,119 | +182.8% |
| 2029 | ~$1,342,032 | ~$1,342,032 | ~1.5314% | ~$20,551 | +300.0% |
| 2030 | ~$1,897,917 | ~$1,897,917 | ~1.4695% | ~$27,890 | +465.7% |
| 2026 | ~$467,772 | ~$467,772 | ~1.7787% | ~$8,320 | +39.4% |
| 2027 | ~$652,173 | ~$652,173 | ~1.7787% | ~$11,600 | +94.4% |
| 2028 | ~$909,267 | ~$909,267 | ~1.7787% | ~$16,173 | +171.0% |
| 2029 | ~$1,267,710 | ~$1,267,710 | ~1.7787% | ~$22,548 | +277.8% |
| 2030 | ~$1,767,456 | ~$1,767,456 | ~1.7787% | ~$31,437 | +426.8% |
| 2026 | ~$481,192 | ~$481,192 | ~1.6859% | ~$8,113 | +43.4% |
| 2027 | ~$690,131 | ~$690,131 | ~1.5932% | ~$10,995 | +105.7% |
| 2028 | ~$989,794 | ~$989,794 | ~1.5004% | ~$14,851 | +195.0% |
| 2029 | ~$1,419,575 | ~$1,419,575 | ~1.4077% | ~$19,983 | +323.1% |
| 2030 | ~$2,035,970 | ~$2,035,970 | ~1.3150% | ~$26,772 | +506.8% |
In 2025, this property's market value of $335,510 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -76% 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 | $335,510 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | — | $661,016 | $1,438,465 | $3,471,171 | — | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $83,878 | $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.