2631 KRAMER LN TX 78758
| Owner | HP-CAPITAL LTD |
|---|---|
| Parcel ID | 0254080205 |
| Short ID | 548005 |
| Type | Real |
| Use Code | 68 Transit Warehouse |
| Valuation | Cost |
| Improvement SF | 35,824 SF |
| Land SF | 125,780 SF |
| Acres | 2.888 |
| Year Built | 1994 |
| Legal | LOT 7-A-1 LONGHORN BUSINESS PARK NO 2 AMENDED PLAT OF LT 7-A OF THE RESUB OF LTS 7-9 BLK A & LT 1 LONGHORN BUSINESS PARK NO 3 |
| Neighborhood | 68NOR |
| Land | $8,175,668 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $8,175,668 |
| Improvement | $1,093,332 |
|---|---|
| Total Improvement | $1,093,332 |
| Market | $9,269,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $9,269,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $9,269,000 |
| Taxable Value | $9,269,000 |
|---|
Appreciation: Market value has risen +161.1% from $3,550,000 (2021) to $9,269,000 (2025), a CAGR of 27.1% over 4 years. This is strong appreciation — well above typical inflation. 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 $189,689. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 88% of market value ($8,175,668 land vs $1,093,332 improvements), about $65/SF of land. With value concentrated in the land under a ~32-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 $9,269,000, 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 +27.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $30,763,698 by 2030, with an estimated annual tax burden around $281,202. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 35,824 SF | ✓ |
| 491 | SPRINKLER HEADS | 31,104 SF | ✗ |
| 551 | PAVED AREA | 20,000 SF | ✗ |
| 881 | COMMCL FINISHOUT | 4,432 SF | ✓ |
| 541 | FENCE COMM LF | 1,000 SF | ✗ |
| 501 | CANOPY | 288 SF | ✗ |
| 482 | LIGHT POLES | 3 SF | ✓ |
Market value changed by 106% 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% | $85,756.79 | $85,756.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $48,571.14 | $48,571.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $34,837.07 | $34,837.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10,939.55 | $10,939.55 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9,584.15 | $9,584.15 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $189,688.70 | $189,688.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $9,269,000 | $9,269,000 | +0.0% |
| Assessed Value | $9,269,000 | $9,269,000 | +0.0% |
| Land Value | $7,931,203 | $8,175,668 | -3.0% |
| Improvement Value | $1,337,797 | $1,093,332 | +22.4% |
| Taxable Value | $9,269,000 | $9,269,000 | +0.0% |
| Total Tax 2026 = estimate |
~$189,689
Estimated
|
~$189,689
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $11,156,054 | $9,269,000 | -1,887,054 (-16.9%) |
| Taxable Value | $11,156,054 | $9,269,000 | -1,887,054 (-16.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $9,269,000 | $7,931,203 | $1,337,797 | — | $9,269,000 | $9,269,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $9,269,000 | $8,175,668 | $1,093,332 | — | $9,269,000 | $9,269,000 | ~$189,689 | Partial |
| 2024 | $6,500,000 | — | — | — | $8,175,668 ! | $— | $183,710 | Verified |
| 2023 | $4,500,000 | — | — | — | $8,175,668 ! | $— | $120,332 | Verified |
| 2022 | $4,100,000 | — | — | −$1,583,120 | $2,516,880 | $— | $88,872 | Verified |
| 2021 | $3,550,000 | — | — | −$1,033,120 | $2,516,880 | $— | $89,244 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +20.4% | +20.4% | ~100% | Not available | Partial |
| 2025 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +106.0% ! | +106.0% | ~100% | 1.3000% | Verified |
| 2022 | +9.8% | +9.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +126.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +22.5% | +27.1% | +44.4% | 2024 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 106.6% | — | 181.7% | 2023 | 61.4% | 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 |
$189,689 | $134,369 | ~$241,849 | $189,689 | 2025 | $88,872 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$11,782,407 | ~$10,195,900 | ~2.0139% | ~$205,339 | +27.1% |
| 2027 | ~$14,977,356 | ~$11,215,490 | ~1.9814% | ~$222,222 | +61.6% |
| 2028 | ~$19,038,656 | ~$12,337,039 | ~1.9488% | ~$240,429 | +105.4% |
| 2029 | ~$24,201,228 | ~$13,570,743 | ~1.9163% | ~$260,055 | +161.1% |
| 2030 | ~$30,763,698 | ~$14,927,817 | ~1.8837% | ~$281,202 | +231.9% |
| 2026 | ~$11,597,027 | ~$10,195,900 | ~2.0465% | ~$208,658 | +25.1% |
| 2027 | ~$14,509,767 | ~$11,215,490 | ~2.0465% | ~$229,523 | +56.5% |
| 2028 | ~$18,154,079 | ~$12,337,039 | ~2.0465% | ~$252,476 | +95.9% |
| 2029 | ~$22,713,706 | ~$13,570,743 | ~2.0465% | ~$277,723 | +145.1% |
| 2030 | ~$28,418,541 | ~$14,927,817 | ~2.0465% | ~$305,496 | +206.6% |
| 2026 | ~$11,967,787 | ~$10,195,900 | ~1.9977% | ~$203,680 | +29.1% |
| 2027 | ~$15,452,360 | ~$11,215,490 | ~1.9488% | ~$218,572 | +66.7% |
| 2028 | ~$19,951,510 | ~$12,337,039 | ~1.9000% | ~$234,406 | +115.2% |
| 2029 | ~$25,760,645 | ~$13,570,743 | ~1.8512% | ~$251,221 | +177.9% |
| 2030 | ~$33,261,183 | ~$14,927,817 | ~1.8024% | ~$269,055 | +258.8% |
In 2025, this property's market value of $9,269,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 7× 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 | $9,269,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $6,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,500,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $4,100,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,550,000 | $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.