9908 DESSAU RD TX 78754
| Owner | NGUYEN MICHAEL |
|---|---|
| Parcel ID | 0238250404 |
| Short ID | 242218 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,914 SF |
| Land SF | 25,613 SF |
| Acres | 0.588 |
| Year Built | 1968 |
| Legal | TRAVIS SANSOM SUBD |
| Neighborhood | 59NEA |
| Land | $204,904 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $204,904 |
| Improvement | $133,851 |
|---|---|
| Total Improvement | $133,851 |
| Market | $338,755 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $338,755 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $338,755 |
| Taxable Value | $338,755 |
|---|
Appreciation: Market value has fallen -12.7% from $388,050 (2021) to $338,755 (2025), a CAGR of -3.3% 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 $6,933. 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 60% of market value ($204,904 land vs $133,851 improvements), about $8/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $338,755, 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 -3.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $285,847 by 2030, with an estimated annual tax burden around $5,385. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,914 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,914 SF | ✗ |
| 551 | PAVED AREA | 1,500 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 334 SF | ✗ |
| 541 | FENCE COMM LF | 100 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
Market value changed by 88% 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% | $3,134.16 | $3,134.16 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,775.13 | $1,775.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,273.19 | $1,273.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $399.81 | $399.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $350.27 | $350.27 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $6,932.56 | $6,932.56 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $338,755 | $338,755 | +0.0% |
| Assessed Value | $338,755 | $338,755 | +0.0% |
| Land Value | $204,904 | $204,904 | +0.0% |
| Improvement Value | $133,851 | $133,851 | +0.0% |
| Taxable Value | $338,755 | $338,755 | +0.0% |
| Total Tax 2026 = estimate |
~$6,933
Estimated
|
~$6,933
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $635,465 | $338,755 | -296,710 (-46.7%) |
| Taxable Value | $406,506 | $338,755 | -67,751 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $338,755 | $204,904 | $133,851 | — | $338,755 | $338,755 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $338,755 | $204,904 | $133,851 | — | $338,755 | $338,755 | ~$6,933 | Partial |
| 2024 | $412,804 | — | — | −$207,900 | $204,904 | $— | $7,245 | Verified |
| 2023 | $413,138 | — | — | −$208,234 | $204,904 | $— | $7,469 | Verified |
| 2022 | $399,960 | — | — | −$195,056 | $204,904 | $— | $8,159 | Verified |
| 2021 | $388,050 | — | — | −$183,146 | $204,904 | $— | $8,706 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +87.6% ! | +20.0% | 64.0% | Not available | Partial |
| 2025 | -13.8% | -13.8% | ~100% | Not available | Partial |
| 2024 | -5.4% | -5.4% | ~100% | 1.8400% | Verified |
| 2023 | -5.5% | -5.5% | ~100% | 1.8000% | Verified |
| 2022 | +9.9% | +9.9% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -15.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -2.3% | -3.3% | +3.3% | 2023 | -17.9% | 2025 |
| Assessment Ratio | 100.0% | 67.2% | — | 100.0% | 2025 | 49.6% | 2023 |
| 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 |
$6,933 | $7,702 | ~$5,976 | $8,706 | 2021 | $6,933 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$327,443 | ~$327,443 | ~2.0139% | ~$6,594 | -3.3% |
| 2027 | ~$316,508 | ~$316,508 | ~1.9814% | ~$6,271 | -6.6% |
| 2028 | ~$305,939 | ~$305,939 | ~1.9488% | ~$5,962 | -9.7% |
| 2029 | ~$295,722 | ~$295,722 | ~1.9163% | ~$5,667 | -12.7% |
| 2030 | ~$285,847 | ~$285,847 | ~1.8837% | ~$5,385 | -15.6% |
| 2026 | ~$321,817 | ~$321,817 | ~2.0465% | ~$6,586 | -5.0% |
| 2027 | ~$305,726 | ~$305,726 | ~2.0465% | ~$6,257 | -9.8% |
| 2028 | ~$290,440 | ~$290,440 | ~2.0465% | ~$5,944 | -14.3% |
| 2029 | ~$275,918 | ~$275,918 | ~2.0465% | ~$5,647 | -18.5% |
| 2030 | ~$262,122 | ~$262,122 | ~2.0465% | ~$5,364 | -22.6% |
| 2026 | ~$334,218 | ~$334,218 | ~1.9977% | ~$6,677 | -1.3% |
| 2027 | ~$329,741 | ~$329,741 | ~1.9488% | ~$6,426 | -2.7% |
| 2028 | ~$325,325 | ~$325,325 | ~1.9000% | ~$6,181 | -4.0% |
| 2029 | ~$320,967 | ~$320,967 | ~1.8512% | ~$5,942 | -5.3% |
| 2030 | ~$316,668 | ~$316,668 | ~1.8024% | ~$5,708 | -6.5% |
In 2025, this property's market value of $338,755 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 | $338,755 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $412,804 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $413,138 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $399,960 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $388,050 | $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.