2101 RUTLAND DR TX 78758
| Owner | FFBC REAL ESTATE LLC |
|---|---|
| Parcel ID | 0246110201 |
| Short ID | 426280 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 6,489 SF |
| Land SF | 64,542 SF |
| Acres | 1.482 |
| Year Built | 1974 |
| Legal | LOT 1 *LESS N10FT ANDERSON-DEL GIUDICE SUBD SEC 1 |
| Neighborhood | 61NOR |
| Land | $3,549,810 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,549,810 |
| Improvement | $539,274 |
|---|---|
| Total Improvement | $539,274 |
| Market | $4,089,084 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,089,084 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,946,705 |
| Net Appraised (assessed) | $2,142,379 |
| Taxable Value | $2,142,379 |
|---|
Appreciation: Market value has risen +174.4% from $1,490,000 (2021) to $4,089,084 (2025), a CAGR of 28.7% over 4 years. This is strong appreciation — well above typical inflation. 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 $43,843. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,142,379) is $1,946,705 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 87% of market value ($3,549,810 land vs $539,274 improvements), about $55/SF of land. With value concentrated in the land under a ~52-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 $4,089,084, 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 +28.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $14,443,609 by 2030, with an estimated annual tax burden around $64,995. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 40,000 SF | ✗ |
| 1ST | 1st Floor | 6,489 SF | ✓ |
| SO | Sketch Only | 5,664 SF | ✗ |
| 328 | MEZZ COMM (STG) | 1,250 SF | ✓ |
| 881 | COMMCL FINISHOUT | 750 SF | ✓ |
| 093 | HVAC COMMRCL SF | 723 SF | ✗ |
| 541 | FENCE COMM LF | 400 SF | ✗ |
| 511 | DECK | 340 SF | ✗ |
| 408 | LOADING RAMP | 220 SF | ✓ |
| 611 | TERRACE | 88 SF | ✗ |
| 501 | CANOPY | 56 SF | ✗ |
Market value changed by 107% in 2023, 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% | $19,821.29 | $19,821.29 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,226.43 | $11,226.43 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,052.02 | $8,052.02 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,528.50 | $2,528.50 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,215.22 | $2,215.22 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $43,843.46 | $43,843.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,679,067 | $4,089,084 | +14.4% |
| Assessed Value | $2,570,855 | $2,142,379 | +20.0% |
| Land Value | $3,549,810 | $3,549,810 | +0.0% |
| Improvement Value | $1,129,257 | $539,274 | +109.4% |
| Taxable Value | $2,570,855 | $2,142,379 | +20.0% |
| HS Cap Loss | -$2,108,212 | — | |
| Total Tax 2026 = estimate |
~$52,612
Estimated
|
~$43,843
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,679,067 | $4,679,067 | +0 (+0.0%) |
| Taxable Value | $2,570,855 | $2,570,855 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,679,067 | $3,549,810 | $1,129,257 | −$2,108,212 | $2,570,855 | $2,570,855 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,089,084 | $3,549,810 | $539,274 | −$1,946,705 | $2,142,379 | $2,142,379 | ~$43,843 | Partial |
| 2024 | $3,255,971 | — | — | −$1,470,655 | $1,785,316 | $— | $35,382 | Verified |
| 2023 | $1,570,000 | — | — | — | $3,255,971 ! | $— | $58,909 | Verified |
| 2022 | $1,469,812 | — | — | −$501,682 | $968,130 | $— | $31,006 | Verified |
| 2021 | $1,490,000 | — | — | −$521,870 | $968,130 | $— | $31,993 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +14.4% | +20.0% | 54.9% | Not available | Partial |
| 2025 | -6.4% | -45.2% | 52.4% | Not available | Partial |
| 2024 | +34.1% | +20.0% | 89.5% | 0.8100% | Verified |
| 2023 | +107.4% ! | +107.4% | ~100% | 1.8100% | Verified |
| 2022 | +6.8% | +6.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +178.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +14.4% | +30.6% | +25.5% | +107.4% | 2024 | -1.4% | 2022 |
| Assessment Ratio | 54.9% | 83.4% | — | 207.4% | 2023 | 52.4% | 2025 |
| Effective Tax Rate (2025) | 1.0700% | 1.0700% | — | 1.0700% | 2025 | 1.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$43,843 | $40,227 | ~$55,899 | $58,909 | 2023 | $31,006 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,263,032 | ~$2,356,617 | ~2.0139% | ~$47,461 | +28.7% |
| 2027 | ~$6,774,011 | ~$2,592,279 | ~1.9814% | ~$51,363 | +65.7% |
| 2028 | ~$8,718,783 | ~$2,851,506 | ~1.9488% | ~$55,571 | +113.2% |
| 2029 | ~$11,221,885 | ~$3,136,657 | ~1.9163% | ~$60,107 | +174.4% |
| 2030 | ~$14,443,609 | ~$3,450,323 | ~1.8837% | ~$64,995 | +253.2% |
| 2026 | ~$5,181,250 | ~$2,356,617 | ~2.0465% | ~$48,228 | +26.7% |
| 2027 | ~$6,565,126 | ~$2,592,279 | ~2.0465% | ~$53,051 | +60.6% |
| 2028 | ~$8,318,625 | ~$2,851,506 | ~2.0465% | ~$58,356 | +103.4% |
| 2029 | ~$10,540,472 | ~$3,136,657 | ~2.0465% | ~$64,191 | +157.8% |
| 2030 | ~$13,355,758 | ~$3,450,323 | ~2.0465% | ~$70,610 | +226.6% |
| 2026 | ~$5,344,813 | ~$2,356,617 | ~1.9977% | ~$47,077 | +30.7% |
| 2027 | ~$6,986,168 | ~$2,592,279 | ~1.9488% | ~$50,519 | +70.8% |
| 2028 | ~$9,131,572 | ~$2,851,506 | ~1.9000% | ~$54,179 | +123.3% |
| 2029 | ~$11,935,814 | ~$3,136,657 | ~1.8512% | ~$58,066 | +191.9% |
| 2030 | ~$15,601,219 | ~$3,450,323 | ~1.8024% | ~$62,188 | +281.5% |
In 2025, this property's market value of $4,089,084 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +188% 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 | $4,089,084 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,255,971 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,570,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,469,812 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,490,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.