1822 RUTLAND DR TX 78758
| Owner | NNN REIT LP |
|---|---|
| Parcel ID | 0245110601 |
| Short ID | 251551 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,720 SF |
| Land SF | 24,774 SF |
| Acres | 0.569 |
| Year Built | 1985 |
| Legal | LOT 1 BLK C BROOK MEADOW |
| Neighborhood | 48NOR |
| Land | $495,480 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $495,480 |
| Improvement | $357,633 |
|---|---|
| Total Improvement | $357,633 |
| Market | $853,113 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $853,113 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $853,113 |
| Taxable Value | $853,113 |
|---|
Appreciation: Market value has risen +27.5% from $669,000 (2021) to $853,113 (2025), a CAGR of 6.3% 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 $17,459. 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 58% of market value ($495,480 land vs $357,633 improvements), about $20/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $853,113, 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 +6.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,156,065 by 2030, with an estimated annual tax burden around $21,777. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 12,100 SF | ✗ |
| 1ST | 1st Floor | 2,720 SF | ✓ |
| 501 | CANOPY | 2,284 SF | ✗ |
| 611 | TERRACE | 340 SF | ✗ |
| 482 | LIGHT POLES | 2 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% | $7,893.00 | $7,893.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,470.46 | $4,470.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,206.38 | $3,206.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,006.87 | $1,006.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $882.12 | $882.12 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,458.83 | $17,458.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $874,294 | $853,113 | +2.5% |
| Assessed Value | $874,294 | $853,113 | +2.5% |
| Land Value | $495,480 | $495,480 | +0.0% |
| Improvement Value | $378,814 | $357,633 | +5.9% |
| Taxable Value | $874,294 | $853,113 | +2.5% |
| Total Tax 2026 = estimate |
~$17,892
Estimated
|
~$17,459
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $874,294 | $874,294 | +0 (+0.0%) |
| Taxable Value | $874,294 | $874,294 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $874,294 | $495,480 | $378,814 | — | $874,294 | $874,294 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $853,113 | $495,480 | $357,633 | — | $853,113 | $853,113 | ~$17,459 | Partial |
| 2024 | $809,120 | — | — | −$313,640 | $495,480 | $— | $17,025 | Verified |
| 2023 | $675,736 | — | — | −$180,256 | $495,480 | $— | $14,639 | Verified |
| 2022 | $675,736 | — | — | −$304,126 | $371,610 | $— | $13,345 | Verified |
| 2021 | $669,000 | — | — | −$297,390 | $371,610 | $— | $14,709 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.5% | +2.5% | ~100% | Not available | Partial |
| 2025 | -0.7% | -0.7% | ~100% | Not available | Partial |
| 2024 | +6.2% | +6.2% | ~100% | 1.9800% | Verified |
| 2023 | +19.7% | +19.7% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.5% | +5.7% | +5.8% | +19.7% | 2024 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 74.2% | — | 100.0% | 2025 | 55.0% | 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 |
$17,459 | $15,435 | ~$19,984 | $17,459 | 2025 | $13,345 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$906,571 | ~$906,571 | ~2.0139% | ~$18,258 | +6.3% |
| 2027 | ~$963,378 | ~$963,378 | ~1.9814% | ~$19,088 | +12.9% |
| 2028 | ~$1,023,745 | ~$1,023,745 | ~1.9488% | ~$19,951 | +20.0% |
| 2029 | ~$1,087,895 | ~$1,087,895 | ~1.9163% | ~$20,847 | +27.5% |
| 2030 | ~$1,156,065 | ~$1,156,065 | ~1.8837% | ~$21,777 | +35.5% |
| 2026 | ~$889,508 | ~$889,508 | ~2.0465% | ~$18,204 | +4.3% |
| 2027 | ~$927,457 | ~$927,457 | ~2.0465% | ~$18,980 | +8.7% |
| 2028 | ~$967,024 | ~$967,024 | ~2.0465% | ~$19,790 | +13.4% |
| 2029 | ~$1,008,279 | ~$1,008,279 | ~2.0465% | ~$20,634 | +18.2% |
| 2030 | ~$1,051,294 | ~$1,051,294 | ~2.0465% | ~$21,515 | +23.2% |
| 2026 | ~$923,633 | ~$923,633 | ~1.9977% | ~$18,451 | +8.3% |
| 2027 | ~$999,982 | ~$999,982 | ~1.9488% | ~$19,488 | +17.2% |
| 2028 | ~$1,082,643 | ~$1,082,643 | ~1.9000% | ~$20,570 | +26.9% |
| 2029 | ~$1,172,136 | ~$1,172,136 | ~1.8512% | ~$21,699 | +37.4% |
| 2030 | ~$1,269,027 | ~$1,269,027 | ~1.8024% | ~$22,873 | +48.8% |
In 2025, this property's market value of $853,113 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -40% 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 | $853,113 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $809,120 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $675,736 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $675,736 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $669,000 | $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.