2521 RUTLAND DR TX 78758
| Owner | 38TH STREET- METRO IV LTD |
|---|---|
| Parcel ID | 0250080302 |
| Short ID | 547841 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 29,944 SF |
| Land SF | 132,064 SF |
| Acres | 3.032 |
| Year Built | 1985 |
| Legal | LOT 2 RUTLAND DRIVE BUSINESS PARK SEC 10 |
| Neighborhood | 43NOR |
| Land | $10,664,168 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $10,664,168 |
| Improvement | $377,086 |
|---|---|
| Total Improvement | $377,086 |
| Market | $11,041,254 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $11,041,254 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $11,041,254 |
| Taxable Value | $11,041,254 |
|---|
Appreciation: Market value has risen +108.3% from $5,299,695 (2021) to $11,041,254 (2025), a CAGR of 20.1% 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 $225,958. 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 97% of market value ($10,664,168 land vs $377,086 improvements), about $81/SF of land. With value concentrated in the land under a ~41-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 $11,041,254, 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 +20.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $27,636,167 by 2030, with an estimated annual tax burden around $334,968. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 71,000 SF | ✗ |
| 1ST | 1st Floor | 29,944 SF | ✓ |
| 611 | TERRACE | 5,378 SF | ✗ |
| 482 | LIGHT POLES | 4 SF | ✓ |
Market value changed by 84% 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% | $102,153.68 | $102,153.68 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $57,858.05 | $57,858.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $41,498.00 | $41,498.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $13,031.22 | $13,031.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $11,416.66 | $11,416.66 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $225,957.61 | $225,957.61 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $11,065,120 | $11,041,254 | +0.2% |
| Assessed Value | $11,065,120 | $11,041,254 | +0.2% |
| Land Value | $10,664,168 | $10,664,168 | +0.0% |
| Improvement Value | $400,952 | $377,086 | +6.3% |
| Taxable Value | $11,065,120 | $11,041,254 | +0.2% |
| Total Tax 2026 = estimate |
~$226,446
Estimated
|
~$225,958
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $11,065,120 | $11,065,120 | +0 (+0.0%) |
| Taxable Value | $11,065,120 | $11,065,120 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $11,065,120 | $10,664,168 | $400,952 | — | $11,065,120 | $11,065,120 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $11,041,254 | $10,664,168 | $377,086 | — | $11,041,254 | $11,041,254 | ~$225,958 | Partial |
| 2024 | $10,600,000 | — | — | — | $10,664,168 ! | $— | $218,742 | Verified |
| 2023 | $6,497,342 | — | — | — | $11,986,000 ! | $— | $193,147 | Verified |
| 2022 | $5,176,000 | — | — | — | $6,497,342 ! | $— | $128,318 | Verified |
| 2021 | $5,299,695 | — | — | −$677,455 | $4,622,240 | $— | $112,665 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -3.2% | -3.2% | ~100% | Not available | Partial |
| 2024 | -4.8% | -4.8% | ~100% | 1.9200% | Verified |
| 2023 | +84.5% ! | +84.5% | ~100% | 1.6100% | Verified |
| 2022 | +25.5% | +25.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +113.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +18.1% | +20.1% | +63.1% | 2024 | -2.3% | 2022 |
| Assessment Ratio | 100.0% | 116.3% | — | 184.5% | 2023 | 87.2% | 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 |
$225,958 | $175,766 | ~$288,092 | $225,958 | 2025 | $112,665 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$13,265,092 | ~$12,145,379 | ~2.0139% | ~$244,600 | +20.1% |
| 2027 | ~$15,936,838 | ~$13,359,917 | ~1.9814% | ~$264,712 | +44.3% |
| 2028 | ~$19,146,705 | ~$14,695,909 | ~1.9488% | ~$286,400 | +73.4% |
| 2029 | ~$23,003,077 | ~$16,165,500 | ~1.9163% | ~$309,778 | +108.3% |
| 2030 | ~$27,636,167 | ~$17,782,050 | ~1.8837% | ~$334,968 | +150.3% |
| 2026 | ~$13,044,267 | ~$12,145,379 | ~2.0465% | ~$248,553 | +18.1% |
| 2027 | ~$15,410,651 | ~$13,359,917 | ~2.0465% | ~$273,409 | +39.6% |
| 2028 | ~$18,206,324 | ~$14,695,909 | ~2.0465% | ~$300,750 | +64.9% |
| 2029 | ~$21,509,166 | ~$16,165,500 | ~2.0465% | ~$330,825 | +94.8% |
| 2030 | ~$25,411,182 | ~$17,782,050 | ~2.0465% | ~$363,907 | +130.1% |
| 2026 | ~$13,485,918 | ~$12,145,379 | ~1.9977% | ~$242,624 | +22.1% |
| 2027 | ~$16,471,858 | ~$13,359,917 | ~1.9488% | ~$260,363 | +49.2% |
| 2028 | ~$20,118,922 | ~$14,695,909 | ~1.9000% | ~$279,225 | +82.2% |
| 2029 | ~$24,573,488 | ~$16,165,500 | ~1.8512% | ~$299,255 | +122.6% |
| 2030 | ~$30,014,347 | ~$17,782,050 | ~1.8024% | ~$320,499 | +171.8% |
In 2025, this property's market value of $11,041,254 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 8× 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 | $11,041,254 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $10,600,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $6,497,342 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $5,176,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $5,299,695 | $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.