2525 W ANDERSON LN #4 TX 78757
| Owner | NORTHCROSS 2019 LP |
|---|---|
| Parcel ID | 0238050117 |
| Short ID | 784456 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 92,872 SF |
| Land SF | 428,892 SF |
| Acres | 9.846 |
| Year Built | 2010 |
| Legal | LOT 1-B BLK A NORTHCROSS SEC 2 RESUB LT 1 BL A REPLT LT 3-F 3RD RESUB LT 3 |
| Neighborhood | 41CEN |
| Land | $16,083,441 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $16,083,441 |
| Improvement | $2,696,773 |
|---|---|
| Total Improvement | $2,696,773 |
| Market | $18,780,214 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $18,780,214 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $18,780,214 |
| Taxable Value | $18,780,214 |
|---|
Appreciation: Market value has risen +113.4% from $8,800,783 (2021) to $18,780,214 (2025), a CAGR of 20.9% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $384,334. 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 86% of market value ($16,083,441 land vs $2,696,773 improvements), about $37/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 $18,780,214, this parcel sits in the top quartile (≥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 +20.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $48,436,702 by 2030, with an estimated annual tax burden around $569,752. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 181,800 SF | ✗ |
| 491 | SPRINKLER HEADS | 96,256 SF | ✗ |
| 1ST | 1st Floor | 92,872 SF | ✓ |
| 611 | TERRACE | 19,147 SF | ✗ |
| 501 | CANOPY | 3,384 SF | ✗ |
| 273 | COLDSTG VAULT SM | 2,208 SF | ✓ |
| 437 | FENCE MASON LF | 344 SF | ✗ |
| 435 | FENCE IRON LF | 17 SF | ✗ |
| 482 | LIGHT POLES | 17 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% | $173,754.54 | $173,754.54 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $98,411.51 | $98,411.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $70,584.50 | $70,584.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $22,164.97 | $22,164.97 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $19,418.74 | $19,418.74 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $384,334.26 | $384,334.26 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $25,542,760 | $18,780,214 | +36.0% |
| Assessed Value | $25,542,760 | $18,780,214 | +36.0% |
| Land Value | $24,125,162 | $16,083,441 | +50.0% |
| Improvement Value | $1,417,598 | $2,696,773 | -47.4% |
| Taxable Value | $25,542,760 | $18,780,214 | +36.0% |
| Total Tax 2026 = estimate |
~$522,729
Estimated
|
~$384,334
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $26,960,357 | $25,542,760 | -1,417,597 (-5.3%) |
| Taxable Value | $26,960,357 | $25,542,760 | -1,417,597 (-5.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $25,542,760 | $24,125,162 | $1,417,598 | — | $25,542,760 | $25,542,760 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $18,780,214 | $16,083,441 | $2,696,773 | — | $18,780,214 | $18,780,214 | ~$384,334 | Partial |
| 2024 | $15,000,000 | — | — | — | $16,083,441 ! | $— | $299,728 | Verified |
| 2023 | $14,153,429 | — | — | — | $16,083,441 ! | $— | $275,119 | Verified |
| 2022 | $17,153,200 | — | — | — | $17,153,200 | $— | $282,480 | Verified |
| 2021 | $8,800,783 | — | — | — | $14,153,428 ! | $— | $373,370 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +43.6% | +43.6% | ~100% | Not available | Partial |
| 2025 | +7.8% | +7.8% | ~100% | Not available | Partial |
| 2024 | -7.2% | -7.2% | ~100% | 1.7200% | Verified |
| 2023 | +9.5% | +9.5% | ~100% | 1.4600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.6500% | Verified |
| 2021 | base year | — | ~100% | 4.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +36.0% | +28.9% | +14.5% | +94.9% | 2022 | -17.5% | 2023 |
| Assessment Ratio | 100.0% | 113.6% | — | 160.8% | 2021 | 100.0% | 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 |
$384,334 | $323,006 | ~$490,019 | $384,334 | 2025 | $275,119 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$22,698,405 | ~$20,658,235 | ~2.0139% | ~$416,044 | +20.9% |
| 2027 | ~$27,434,064 | ~$22,724,059 | ~1.9814% | ~$450,252 | +46.1% |
| 2028 | ~$33,157,743 | ~$24,996,465 | ~1.9488% | ~$487,141 | +76.6% |
| 2029 | ~$40,075,575 | ~$27,496,111 | ~1.9163% | ~$526,906 | +113.4% |
| 2030 | ~$48,436,702 | ~$30,245,722 | ~1.8837% | ~$569,752 | +157.9% |
| 2026 | ~$22,322,801 | ~$20,658,235 | ~2.0465% | ~$422,768 | +18.9% |
| 2027 | ~$26,533,640 | ~$22,724,059 | ~2.0465% | ~$465,044 | +41.3% |
| 2028 | ~$31,538,787 | ~$24,996,465 | ~2.0465% | ~$511,549 | +67.9% |
| 2029 | ~$37,488,074 | ~$27,496,111 | ~2.0465% | ~$562,704 | +99.6% |
| 2030 | ~$44,559,599 | ~$30,245,722 | ~2.0465% | ~$618,974 | +137.3% |
| 2026 | ~$23,074,009 | ~$20,658,235 | ~1.9977% | ~$412,682 | +22.9% |
| 2027 | ~$28,349,512 | ~$22,724,059 | ~1.9488% | ~$442,855 | +51.0% |
| 2028 | ~$34,831,175 | ~$24,996,465 | ~1.9000% | ~$474,937 | +85.5% |
| 2029 | ~$42,794,765 | ~$27,496,111 | ~1.8512% | ~$509,006 | +127.9% |
| 2030 | ~$52,579,104 | ~$30,245,722 | ~1.8024% | ~$545,140 | +180.0% |
In 2025, this property's market value of $18,780,214 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 13× 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 | $18,780,214 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $15,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $14,153,429 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $17,153,200 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $8,800,783 | $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.