2404 RUTLAND DR TX 78758
| Owner | 2404 RUTLAND PARTNERS LP |
|---|---|
| Parcel ID | 0250080101 |
| Short ID | 547825 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 19,272 SF |
| Land SF | 51,400 SF |
| Acres | 1.180 |
| Year Built | 1970 |
| Legal | LOT 2B RUTLAND ADDN |
| Neighborhood | 52NOR |
| Land | $3,341,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,341,000 |
| Improvement | $234,000 |
|---|---|
| Total Improvement | $234,000 |
| Market | $3,575,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,575,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,575,000 |
| Taxable Value | $3,575,000 |
|---|
Appreciation: Market value has risen +32.7% from $2,693,558 (2021) to $3,575,000 (2025), a CAGR of 7.3% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $73,162. 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 93% of market value ($3,341,000 land vs $234,000 improvements), about $65/SF of land. With value concentrated in the land under a ~56-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 $3,575,000, 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 +7.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,092,877 by 2030, with an estimated annual tax burden around $95,937. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 19,272 SF | ✓ |
| 551 | PAVED AREA | 11,100 SF | ✗ |
| 611 | TERRACE | 506 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% | $33,075.90 | $33,075.90 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $18,733.61 | $18,733.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,436.46 | $13,436.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,219.32 | $4,219.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,696.55 | $3,696.55 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $73,161.84 | $73,161.84 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,575,000 | $3,575,000 | +0.0% |
| Assessed Value | $3,575,000 | $3,575,000 | +0.0% |
| Land Value | $3,341,000 | $3,341,000 | +0.0% |
| Improvement Value | $234,000 | $234,000 | +0.0% |
| Taxable Value | $3,575,000 | $3,575,000 | +0.0% |
| Total Tax 2026 = estimate |
~$73,162
Estimated
|
~$73,162
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,575,000 | $3,575,000 | +0 (+0.0%) |
| Taxable Value | $3,575,000 | $3,575,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,575,000 | $3,341,000 | $234,000 | — | $3,575,000 | $3,575,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,575,000 | $3,341,000 | $234,000 | — | $3,575,000 | $3,575,000 | ~$73,162 | Partial |
| 2024 | $3,052,137 | — | — | — | $3,341,000 ! | $— | $72,104 | Verified |
| 2023 | $3,057,466 | — | — | −$5,329 | $3,052,137 | $— | $55,221 | Verified |
| 2022 | $2,956,304 | — | — | −$1,157,304 | $1,799,000 | $— | $60,383 | Verified |
| 2021 | $2,693,558 | — | — | −$1,151,558 | $1,542,000 | $— | $64,349 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -1.7% | -1.7% | ~100% | Not available | Partial |
| 2024 | +19.2% | +19.2% | ~100% | 1.9800% | Verified |
| 2023 | -0.2% | -0.2% | ~100% | 1.8100% | Verified |
| 2022 | +3.4% | +3.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +20.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +6.0% | +7.3% | +17.1% | 2025 | -0.2% | 2024 |
| Assessment Ratio | 100.0% | 87.9% | — | 109.5% | 2024 | 57.2% | 2021 |
| 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 |
$73,162 | $65,044 | ~$86,380 | $73,162 | 2025 | $55,221 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,837,192 | ~$3,837,192 | ~2.0139% | ~$77,279 | +7.3% |
| 2027 | ~$4,118,612 | ~$4,118,612 | ~1.9814% | ~$81,606 | +15.2% |
| 2028 | ~$4,420,672 | ~$4,420,672 | ~1.9488% | ~$86,152 | +23.7% |
| 2029 | ~$4,744,886 | ~$4,744,886 | ~1.9163% | ~$90,926 | +32.7% |
| 2030 | ~$5,092,877 | ~$5,092,877 | ~1.8837% | ~$95,937 | +42.5% |
| 2026 | ~$3,765,692 | ~$3,765,692 | ~2.0465% | ~$77,064 | +5.3% |
| 2027 | ~$3,966,555 | ~$3,966,555 | ~2.0465% | ~$81,175 | +11.0% |
| 2028 | ~$4,178,132 | ~$4,178,132 | ~2.0465% | ~$85,505 | +16.9% |
| 2029 | ~$4,400,994 | ~$4,400,994 | ~2.0465% | ~$90,066 | +23.1% |
| 2030 | ~$4,635,745 | ~$4,635,745 | ~2.0465% | ~$94,870 | +29.7% |
| 2026 | ~$3,908,692 | ~$3,908,692 | ~1.9977% | ~$78,082 | +9.3% |
| 2027 | ~$4,273,530 | ~$4,273,530 | ~1.9488% | ~$83,284 | +19.5% |
| 2028 | ~$4,672,422 | ~$4,672,422 | ~1.9000% | ~$88,777 | +30.7% |
| 2029 | ~$5,108,548 | ~$5,108,548 | ~1.8512% | ~$94,569 | +42.9% |
| 2030 | ~$5,585,381 | ~$5,585,381 | ~1.8024% | ~$100,669 | +56.2% |
In 2025, this property's market value of $3,575,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +152% 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 | $3,575,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,052,137 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $3,057,466 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,956,304 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $2,693,558 | $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.