3400 GREYSTONE DR TX 78731
| Owner | PANJWANI PROPERTIES LTD |
|---|---|
| Parcel ID | 0239010302 |
| Short ID | 242226 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 1,056 SF |
| Land SF | 30,814 SF |
| Acres | 0.707 |
| Year Built | 1986 |
| Legal | LOT 1 RESUB OF LOT 1 BLK B SHADOW PARK |
| Neighborhood | 48NWE |
| Land | $1,540,700 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,540,700 |
| Improvement | $585,966 |
|---|---|
| Total Improvement | $585,966 |
| Market | $2,126,666 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,126,666 |
| Value Limitation Adjustment (−) (homestead cap) | −$110,666 |
| Net Appraised (assessed) | $2,016,000 |
| Taxable Value | $2,016,000 |
|---|
Appreciation: Market value has risen +103.8% from $1,043,559 (2021) to $2,126,666 (2025), a CAGR of 19.5% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $41,257. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,016,000) is $110,666 below market value, suggesting potential for an upward assessment in future years.
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 72% of market value ($1,540,700 land vs $585,966 improvements), about $50/SF of land. With value concentrated in the land under a ~40-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $2,126,666, 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 +19.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,178,180 by 2030, with an estimated annual tax burden around $61,161. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 14,000 SF | ✗ |
| 501 | CANOPY | 4,320 SF | ✗ |
| 1ST | 1st Floor | 1,056 SF | ✓ |
| 403 | CARWASH DRIVE-THRU | 656 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% | $18,652.03 | $18,652.03 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,564.18 | $10,564.18 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,577.04 | $7,577.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,379.34 | $2,379.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,084.54 | $2,084.54 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $41,257.13 | $41,257.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,884,833 | $2,126,666 | -11.4% |
| Assessed Value | $1,884,833 | $2,016,000 | -6.5% |
| Land Value | $1,540,700 | $1,540,700 | +0.0% |
| Improvement Value | $344,133 | $585,966 | -41.3% |
| Taxable Value | $1,884,833 | $2,016,000 | -6.5% |
| Total Tax 2026 = estimate |
~$38,573
Estimated
|
~$41,257
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,884,833 | $1,884,833 | +0 (+0.0%) |
| Taxable Value | $1,884,833 | $1,884,833 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,884,833 | $1,540,700 | $344,133 | — | $1,884,833 | $1,884,833 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,126,666 | $1,540,700 | $585,966 | −$110,666 | $2,016,000 | $2,016,000 | ~$41,257 | Partial |
| 2024 | $1,400,000 | — | — | — | $1,540,700 ! | $— | $33,294 | Verified |
| 2023 | $1,152,636 | — | — | −$74,146 | $1,078,490 | $— | $25,329 | Verified |
| 2022 | $1,047,989 | — | — | −$123,569 | $924,420 | $— | $22,764 | Verified |
| 2021 | $1,043,559 | — | — | −$273,209 | $770,350 | $— | $22,811 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -11.4% | -6.5% | ~100% | Not available | Partial |
| 2025 | +14.5% | +20.0% | 94.8% | Not available | Partial |
| 2024 | +32.7% | +20.0% | 90.4% | 1.7900% | Verified |
| 2023 | +17.0% | +17.0% | ~100% | 1.8100% | Verified |
| 2022 | +14.1% | +14.1% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +102.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.4% | +14.5% | +22.5% | +51.9% | 2025 | -11.4% | 2026 |
| Assessment Ratio | 100.0% | 93.4% | — | 110.0% | 2024 | 73.8% | 2021 |
| Effective Tax Rate (2025) | 1.9400% | 1.9400% | — | 1.9400% | 2025 | 1.9400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$41,257 | $29,091 | ~$52,602 | $41,257 | 2025 | $22,764 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,540,943 | ~$2,217,600 | ~2.0139% | ~$44,661 | +19.5% |
| 2027 | ~$3,035,921 | ~$2,439,360 | ~1.9814% | ~$48,333 | +42.8% |
| 2028 | ~$3,627,321 | ~$2,683,296 | ~1.9488% | ~$52,293 | +70.6% |
| 2029 | ~$4,333,927 | ~$2,951,626 | ~1.9163% | ~$56,562 | +103.8% |
| 2030 | ~$5,178,180 | ~$3,246,788 | ~1.8837% | ~$61,161 | +143.5% |
| 2026 | ~$2,498,409 | ~$2,217,600 | ~2.0465% | ~$45,383 | +17.5% |
| 2027 | ~$2,935,134 | ~$2,439,360 | ~2.0465% | ~$49,921 | +38.0% |
| 2028 | ~$3,448,198 | ~$2,683,296 | ~2.0465% | ~$54,913 | +62.1% |
| 2029 | ~$4,050,946 | ~$2,951,626 | ~2.0465% | ~$60,405 | +90.5% |
| 2030 | ~$4,759,056 | ~$3,246,788 | ~2.0465% | ~$66,445 | +123.8% |
| 2026 | ~$2,583,476 | ~$2,217,600 | ~1.9977% | ~$44,300 | +21.5% |
| 2027 | ~$3,138,409 | ~$2,439,360 | ~1.9488% | ~$47,539 | +47.6% |
| 2028 | ~$3,812,542 | ~$2,683,296 | ~1.9000% | ~$50,983 | +79.3% |
| 2029 | ~$4,631,480 | ~$2,951,626 | ~1.8512% | ~$54,640 | +117.8% |
| 2030 | ~$5,626,327 | ~$3,246,788 | ~1.8024% | ~$58,519 | +164.6% |
In 2025, this property's market value of $2,126,666 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +50% 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 | $2,126,666 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,400,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,152,636 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,047,989 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,043,559 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below median | 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.