9061 RESEARCH BLVD TX 78758
| Owner | THOMAS CLIFTON L JR LLC |
|---|---|
| Parcel ID | 0245070607 |
| Short ID | 251486 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 3,286 SF |
| Land SF | 51,902 SF |
| Acres | 1.192 |
| Year Built | 1998 |
| Legal | 1.1915 AC OF LOT A RESUB OF TRT 1 ROBERTS LILLIAN COMMERCIAL & INDUSTRIAL SUBD |
| Neighborhood | 48NWE |
| Land | $3,373,613 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,373,613 |
| Improvement | $870,808 |
|---|---|
| Total Improvement | $870,808 |
| Market | $4,244,421 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,244,421 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,244,421 |
| Taxable Value | $4,244,421 |
|---|
Appreciation: Market value has risen +35.5% from $3,133,233 (2021) to $4,244,421 (2025), a CAGR of 7.9% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 $86,861. 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 79% of market value ($3,373,613 land vs $870,808 improvements), about $65/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 $4,244,421, 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 +7.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,202,984 by 2030, with an estimated annual tax burden around $116,848. 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 | 8,500 SF | ✗ |
| 501 | CANOPY | 5,702 SF | ✗ |
| 1ST | 1st Floor | 3,286 SF | ✓ |
| 403 | CARWASH DRIVE-THRU | 1,862 SF | ✓ |
| 611 | TERRACE | 158 SF | ✗ |
| 482 | LIGHT POLES | 4 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% | $39,269.38 | $39,269.38 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $22,241.49 | $22,241.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,952.44 | $15,952.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,009.39 | $5,009.39 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,388.73 | $4,388.73 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $86,861.43 | $86,861.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,984,316 | $4,244,421 | -6.1% |
| Assessed Value | $3,984,316 | $4,244,421 | -6.1% |
| Land Value | $3,373,613 | $3,373,613 | +0.0% |
| Improvement Value | $610,703 | $870,808 | -29.9% |
| Taxable Value | $3,984,316 | $4,244,421 | -6.1% |
| Total Tax 2026 = estimate |
~$81,538
Estimated
|
~$86,861
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,984,316 | $3,984,316 | +0 (+0.0%) |
| Taxable Value | $3,984,316 | $3,984,316 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,984,316 | $3,373,613 | $610,703 | — | $3,984,316 | $3,984,316 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,244,421 | $3,373,613 | $870,808 | — | $4,244,421 | $4,244,421 | ~$86,861 | Partial |
| 2024 | $3,930,000 | — | — | −$556,387 | $3,373,613 | $— | $80,962 | Verified |
| 2023 | $3,074,794 | — | — | — | $3,373,613 ! | $— | $71,103 | Verified |
| 2022 | $3,188,197 | — | — | −$593,110 | $2,595,087 | $— | $60,725 | Verified |
| 2021 | $3,133,233 | — | — | −$538,146 | $2,595,087 | $— | $69,397 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.1% | -6.1% | ~100% | Not available | Partial |
| 2025 | +3.9% | +3.9% | ~100% | Not available | Partial |
| 2024 | +4.0% | +4.0% | ~100% | 1.9800% | Verified |
| 2023 | +27.8% | +27.8% | ~100% | 1.8100% | Verified |
| 2022 | -3.6% | -3.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.1% | +5.6% | +9.3% | +27.8% | 2024 | -6.1% | 2026 |
| Assessment Ratio | 100.0% | 93.3% | — | 109.7% | 2023 | 81.4% | 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 |
$86,861 | $73,810 | ~$104,199 | $86,861 | 2025 | $60,725 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,579,045 | ~$4,579,045 | ~2.0139% | ~$92,219 | +7.9% |
| 2027 | ~$4,940,050 | ~$4,940,050 | ~1.9814% | ~$97,882 | +16.4% |
| 2028 | ~$5,329,516 | ~$5,329,516 | ~1.9488% | ~$103,864 | +25.6% |
| 2029 | ~$5,749,687 | ~$5,749,687 | ~1.9163% | ~$110,181 | +35.5% |
| 2030 | ~$6,202,984 | ~$6,202,984 | ~1.8837% | ~$116,848 | +46.1% |
| 2026 | ~$4,494,156 | ~$4,494,156 | ~2.0465% | ~$91,972 | +5.9% |
| 2027 | ~$4,758,586 | ~$4,758,586 | ~2.0465% | ~$97,384 | +12.1% |
| 2028 | ~$5,038,574 | ~$5,038,574 | ~2.0465% | ~$103,114 | +18.7% |
| 2029 | ~$5,335,036 | ~$5,335,036 | ~2.0465% | ~$109,181 | +25.7% |
| 2030 | ~$5,648,942 | ~$5,648,942 | ~2.0465% | ~$115,605 | +33.1% |
| 2026 | ~$4,663,933 | ~$4,663,933 | ~1.9977% | ~$93,170 | +9.9% |
| 2027 | ~$5,124,909 | ~$5,124,909 | ~1.9488% | ~$99,876 | +20.7% |
| 2028 | ~$5,631,448 | ~$5,631,448 | ~1.9000% | ~$106,998 | +32.7% |
| 2029 | ~$6,188,052 | ~$6,188,052 | ~1.8512% | ~$114,553 | +45.8% |
| 2030 | ~$6,799,670 | ~$6,799,670 | ~1.8024% | ~$122,555 | +60.2% |
In 2025, this property's market value of $4,244,421 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +199% 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 | $4,244,421 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,930,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,074,794 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $3,188,197 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,133,233 | $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.