1105 KRAMER LN TX 78758
| Owner | FRANCO ARACELI |
|---|---|
| Parcel ID | 0247170101 |
| Short ID | 254169 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,520 SF |
| Land SF | 18,801 SF |
| Acres | 0.432 |
| Year Built | 1961 |
| Legal | LOT 17 WHITE PLAINS |
| Neighborhood | 59NOR |
| Land | $150,408 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $150,408 |
| Improvement | $254,169 |
|---|---|
| Total Improvement | $254,169 |
| Market | $404,577 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $404,577 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $404,577 |
| Taxable Value | $404,577 |
|---|
Appreciation: Market value has risen +11.2% from $363,821 (2021) to $404,577 (2025), a CAGR of 2.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $8,280. 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 37% of market value ($150,408 land vs $254,169 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~65 yrs), and rent roll drive the underwriting.
Submarket Position: At $404,577, this parcel sits in the bottom quartile (<25th 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 +2.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $462,001 by 2030, with an estimated annual tax burden around $8,703. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 3,407 SF | ✗ |
| 1ST | 1st Floor | 1,520 SF | ✓ |
| 327 | STORAGE COMM'L | 1,332 SF | ✓ |
| 501 | CANOPY | 1,120 SF | ✗ |
| 511 | DECK | 680 SF | ✗ |
| 611 | TERRACE | 300 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 24 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522C | FIREPLACE COMM | 1 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% | $3,743.15 | $3,743.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,120.05 | $2,120.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,520.58 | $1,520.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $477.49 | $477.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $418.33 | $418.33 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $8,279.60 | $8,279.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $659,245 | $404,577 | +62.9% |
| Assessed Value | $485,492 | $404,577 | +20.0% |
| Land Value | $150,408 | $150,408 | +0.0% |
| Improvement Value | $508,837 | $254,169 | +100.2% |
| Taxable Value | $485,492 | $404,577 | +20.0% |
| HS Cap Loss | -$173,753 | — | |
| Total Tax 2026 = estimate |
~$9,936
Estimated
|
~$8,280
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $659,245 | $659,245 | +0 (+0.0%) |
| Taxable Value | $485,492 | $485,492 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $659,245 | $150,408 | $508,837 | −$173,753 | $485,492 | $485,492 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $404,577 | $150,408 | $254,169 | — | $404,577 | $404,577 | ~$8,280 | Partial |
| 2024 | $413,342 | — | — | −$262,934 | $150,408 | $— | $9,025 | Verified |
| 2023 | $451,701 | — | — | −$301,293 | $150,408 | $— | $7,478 | Verified |
| 2022 | $380,342 | — | — | −$229,934 | $150,408 | $— | $8,921 | Verified |
| 2021 | $363,821 | — | — | −$213,413 | $150,408 | $— | $8,279 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +62.9% | +20.0% | 73.6% | Not available | Partial |
| 2025 | -11.2% | -11.2% | ~100% | Not available | Partial |
| 2024 | +10.2% | +10.2% | ~100% | 1.9800% | Verified |
| 2023 | -8.5% | -8.5% | ~100% | 1.8100% | Verified |
| 2022 | +18.8% | +18.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +62.9% | +15.1% | -5.2% | +62.9% | 2026 | -8.5% | 2024 |
| Assessment Ratio | 73.6% | 54.0% | — | 100.0% | 2025 | 33.3% | 2023 |
| 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 |
$8,280 | $8,397 | ~$8,536 | $9,025 | 2024 | $7,478 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$415,460 | ~$415,460 | ~2.0139% | ~$8,367 | +2.7% |
| 2027 | ~$426,636 | ~$426,636 | ~1.9814% | ~$8,453 | +5.5% |
| 2028 | ~$438,113 | ~$438,113 | ~1.9488% | ~$8,538 | +8.3% |
| 2029 | ~$449,899 | ~$449,899 | ~1.9163% | ~$8,621 | +11.2% |
| 2030 | ~$462,001 | ~$462,001 | ~1.8837% | ~$8,703 | +14.2% |
| 2026 | ~$407,369 | ~$407,369 | ~2.0465% | ~$8,337 | +0.7% |
| 2027 | ~$410,180 | ~$410,180 | ~2.0465% | ~$8,394 | +1.4% |
| 2028 | ~$413,010 | ~$413,010 | ~2.0465% | ~$8,452 | +2.1% |
| 2029 | ~$415,860 | ~$415,860 | ~2.0465% | ~$8,511 | +2.8% |
| 2030 | ~$418,730 | ~$418,730 | ~2.0465% | ~$8,569 | +3.5% |
| 2026 | ~$423,552 | ~$423,552 | ~1.9977% | ~$8,461 | +4.7% |
| 2027 | ~$443,417 | ~$443,417 | ~1.9488% | ~$8,641 | +9.6% |
| 2028 | ~$464,213 | ~$464,213 | ~1.9000% | ~$8,820 | +14.7% |
| 2029 | ~$485,985 | ~$485,985 | ~1.8512% | ~$8,997 | +20.1% |
| 2030 | ~$508,778 | ~$508,778 | ~1.8024% | ~$9,170 | +25.8% |
In 2025, this property's market value of $404,577 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -71% 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 | $404,577 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $413,342 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $451,701 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $380,342 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $363,821 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.