948 PAYTON GIN RD TX 78758
| Owner | M&S REAL ESTATE LLC |
|---|---|
| Parcel ID | 0241140204 |
| Short ID | 246447 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 6,500 SF |
| Land SF | 29,284 SF |
| Acres | 0.672 |
| Year Built | 1971 |
| Legal | LOT 14 BLK G QUAIL CREEK SEC 2 |
| Neighborhood | 30NOR |
| Land | $351,408 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $351,408 |
| Improvement | $670,818 |
|---|---|
| Total Improvement | $670,818 |
| Market | $1,022,226 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,022,226 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,022,226 |
| Taxable Value | $1,022,226 |
|---|
Appreciation: Market value has fallen -0.1% from $1,023,123 (2021) to $1,022,226 (2025), a CAGR of -0.0% over 4 years. Growth has been relatively flat for this asset class. 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 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 $20,920. 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 34% of market value ($351,408 land vs $670,818 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~55 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,022,226, this parcel sits in the lower-middle (25th–50th 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 -0.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,021,106 by 2030, with an estimated annual tax burden around $19,235. 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 | 15,732 SF | ✗ |
| 1ST | 1st Floor | 6,500 SF | ✓ |
| 501 | CANOPY | 580 SF | ✗ |
| 611 | TERRACE | 60 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% | $8,604.36 | $8,604.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,873.36 | $4,873.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,495.36 | $3,495.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,097.61 | $1,097.61 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $961.62 | $961.62 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,032.31 | $19,032.31 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,022,811 | $1,022,226 | +0.1% |
| Assessed Value | $1,022,811 | $1,022,226 | +0.1% |
| Land Value | $351,408 | $351,408 | +0.0% |
| Improvement Value | $671,403 | $670,818 | +0.1% |
| Taxable Value | $1,022,811 | $1,022,226 | +0.1% |
| Total Tax 2026 = estimate |
~$20,932
Estimated
|
~$19,032
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,022,811 | $1,022,811 | +0 (+0.0%) |
| Taxable Value | $1,022,811 | $1,022,811 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,022,811 | $351,408 | $671,403 | — | $1,022,811 | $1,022,811 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,022,226 | $351,408 | $670,818 | — | $1,022,226 | $1,022,226 | ~$19,032 | Partial |
| 2024 | $900,000 | — | — | −$548,592 | $351,408 | $— | $17,139 | Verified |
| 2023 | $880,000 | — | — | −$528,592 | $351,408 | $— | $16,283 | Verified |
| 2022 | $869,494 | — | — | −$518,086 | $351,408 | $— | $17,379 | Verified |
| 2021 | $1,023,123 | — | — | −$671,715 | $351,408 | $— | $18,926 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | +7.6% | +7.6% | ~100% | Not available | Partial |
| 2024 | +5.6% | +5.6% | ~100% | 1.8000% | Verified |
| 2023 | -1.5% | -1.5% | ~100% | 1.8100% | Verified |
| 2022 | +2.7% | +2.7% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 1.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +0.4% | +-0.0% | +13.6% | 2025 | -15.0% | 2022 |
| Assessment Ratio | 100.0% | 58.9% | — | 100.0% | 2025 | 34.3% | 2021 |
| Effective Tax Rate (2025) | 1.8600% | 1.8600% | — | 1.8600% | 2025 | 1.8600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,032 | $17,752 | ~$19,908 | $19,032 | 2025 | $16,283 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,022,002 | ~$1,022,002 | ~2.0139% | ~$20,582 | -0.0% |
| 2027 | ~$1,021,778 | ~$1,021,778 | ~1.9814% | ~$20,245 | -0.0% |
| 2028 | ~$1,021,554 | ~$1,021,554 | ~1.9488% | ~$19,908 | -0.1% |
| 2029 | ~$1,021,330 | ~$1,021,330 | ~1.9163% | ~$19,572 | -0.1% |
| 2030 | ~$1,021,106 | ~$1,021,106 | ~1.8837% | ~$19,235 | -0.1% |
| 2026 | ~$1,001,557 | ~$1,001,557 | ~2.0465% | ~$20,497 | -2.0% |
| 2027 | ~$981,307 | ~$981,307 | ~2.0465% | ~$20,082 | -4.0% |
| 2028 | ~$961,465 | ~$961,465 | ~2.0465% | ~$19,676 | -5.9% |
| 2029 | ~$942,025 | ~$942,025 | ~2.0465% | ~$19,278 | -7.8% |
| 2030 | ~$922,978 | ~$922,978 | ~2.0465% | ~$18,889 | -9.7% |
| 2026 | ~$1,042,446 | ~$1,042,446 | ~1.9977% | ~$20,825 | +2.0% |
| 2027 | ~$1,063,067 | ~$1,063,067 | ~1.9488% | ~$20,717 | +4.0% |
| 2028 | ~$1,084,095 | ~$1,084,095 | ~1.9000% | ~$20,598 | +6.1% |
| 2029 | ~$1,105,539 | ~$1,105,539 | ~1.8512% | ~$20,466 | +8.2% |
| 2030 | ~$1,127,408 | ~$1,127,408 | ~1.8024% | ~$20,320 | +10.3% |
In 2025, this property's market value of $1,022,226 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -28% 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 | $1,022,226 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $900,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $880,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $869,494 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,023,123 | $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.