9063 RESEARCH BLVD TX 78758
| Owner | GRAPEVINE SALONS CENTRAL LLC |
|---|---|
| Parcel ID | 0245070606 |
| Short ID | 251485 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 16,400 SF |
| Land SF | 26,107 SF |
| Acres | 0.599 |
| Year Built | 1972 |
| Legal | LOT B *RESUB OF TRT 1 ROBERTS LILLIAN COMMERCIAL & INDUSTRIAL SUBD LESS .096AC INTO ROW |
| Neighborhood | 43NWE |
| Land | $1,057,334 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,057,334 |
| Improvement | $1,928,904 |
|---|---|
| Total Improvement | $1,928,904 |
| Market | $2,986,238 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,986,238 |
| Value Limitation Adjustment (−) (homestead cap) | −$571,216 |
| Net Appraised (assessed) | $2,415,022 |
| Taxable Value | $2,415,022 |
|---|
Appreciation: Market value has risen +203.8% from $983,000 (2021) to $2,986,238 (2025), a CAGR of 32.0% 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 $49,423. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,415,022) is $571,216 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 35% of market value ($1,057,334 land vs $1,928,904 improvements), about $41/SF of land. Most value sits in the improvements, so building condition, age (~54 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,986,238, 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 +32.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,976,724 by 2030, with an estimated annual tax burden around $73,267. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 20,000 SF | ✗ |
| 1ST | 1st Floor | 8,232 SF | ✓ |
| 2ND | 2nd Floor | 8,168 SF | ✓ |
| 501 | CANOPY | 2,953 SF | ✗ |
| 611 | TERRACE | 2,873 SF | ✗ |
| 511 | DECK | 80 SF | ✗ |
Market value changed by 82% in 2024, 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% | $22,343.78 | $22,343.78 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,655.13 | $12,655.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,076.74 | $9,076.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,850.28 | $2,850.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,497.13 | $2,497.13 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $49,423.06 | $49,423.06 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,045,928 | $2,986,238 | +2.0% |
| Assessed Value | $2,898,026 | $2,415,022 | +20.0% |
| Land Value | $1,057,334 | $1,057,334 | +0.0% |
| Improvement Value | $1,988,594 | $1,928,904 | +3.1% |
| Taxable Value | $2,898,026 | $2,415,022 | +20.0% |
| HS Cap Loss | -$147,902 | — | |
| Total Tax 2026 = estimate |
~$59,308
Estimated
|
~$49,423
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,045,928 | $3,045,928 | +0 (+0.0%) |
| Taxable Value | $2,898,026 | $2,898,026 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,045,928 | $1,057,334 | $1,988,594 | −$147,902 | $2,898,026 | $2,898,026 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,986,238 | $1,057,334 | $1,928,904 | −$571,216 | $2,415,022 | $2,415,022 | ~$49,423 | Partial |
| 2024 | $1,677,098 | — | — | −$619,764 | $1,057,334 | $— | $39,884 | Verified |
| 2023 | $1,300,000 | — | — | −$242,666 | $1,057,334 | $— | $30,343 | Verified |
| 2022 | $983,000 | — | — | −$278,111 | $704,889 | $— | $25,674 | Verified |
| 2021 | $983,000 | — | — | −$278,111 | $704,889 | $— | $21,397 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.0% | +20.0% | 95.1% | Not available | Partial |
| 2025 | -2.1% | +20.0% | 80.9% | Not available | Partial |
| 2024 | +81.9% ! | +20.0% | 66.0% | 1.3100% | Verified |
| 2023 | +29.0% | +29.0% | ~100% | 1.8100% | Verified |
| 2022 | -24.0% | -24.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +74.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.0% | +28.3% | +31.5% | +78.1% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 95.1% | 77.3% | — | 95.1% | 2026 | 63.0% | 2024 |
| Effective Tax Rate (2025) | 1.6600% | 1.6600% | — | 1.6600% | 2025 | 1.6600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$49,423 | $33,344 | ~$63,014 | $49,423 | 2025 | $21,397 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,942,459 | ~$2,656,524 | ~2.0139% | ~$53,501 | +32.0% |
| 2027 | ~$5,204,870 | ~$2,922,177 | ~1.9814% | ~$57,900 | +74.3% |
| 2028 | ~$6,871,516 | ~$3,214,394 | ~1.9488% | ~$62,643 | +130.1% |
| 2029 | ~$9,071,839 | ~$3,535,834 | ~1.9163% | ~$67,757 | +203.8% |
| 2030 | ~$11,976,724 | ~$3,889,417 | ~1.8837% | ~$73,267 | +301.1% |
| 2026 | ~$3,882,734 | ~$2,656,524 | ~2.0465% | ~$54,365 | +30.0% |
| 2027 | ~$5,048,366 | ~$2,922,177 | ~2.0465% | ~$59,802 | +69.1% |
| 2028 | ~$6,563,931 | ~$3,214,394 | ~2.0465% | ~$65,782 | +119.8% |
| 2029 | ~$8,534,483 | ~$3,535,834 | ~2.0465% | ~$72,360 | +185.8% |
| 2030 | ~$11,096,613 | ~$3,889,417 | ~2.0465% | ~$79,596 | +271.6% |
| 2026 | ~$4,002,183 | ~$2,656,524 | ~1.9977% | ~$53,068 | +34.0% |
| 2027 | ~$5,363,763 | ~$2,922,177 | ~1.9488% | ~$56,949 | +79.6% |
| 2028 | ~$7,188,564 | ~$3,214,394 | ~1.9000% | ~$61,074 | +140.7% |
| 2029 | ~$9,634,178 | ~$3,535,834 | ~1.8512% | ~$65,455 | +222.6% |
| 2030 | ~$12,911,814 | ~$3,889,417 | ~1.8024% | ~$70,102 | +332.4% |
In 2025, this property's market value of $2,986,238 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +111% 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 | $2,986,238 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,677,098 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,300,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $983,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $983,000 | $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.