N MO-PAC EXPRESSWAY TX 78758
| Owner | MACYS RETAIL HOLDINGS INC |
|---|---|
| Parcel ID | 0256060204 |
| Short ID | 767636 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 143,727 SF |
| Land SF | 372,002 SF |
| Acres | 8.540 |
| Year Built | 2006 |
| Legal | LOT 2A DOMAIN SHOPPING CENTER SEC 2 THE |
| Neighborhood | 40NWE |
| Land | $26,877,173 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $26,877,173 |
| Improvement | $1,354,989 |
|---|---|
| Total Improvement | $1,354,989 |
| Market | $28,232,162 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $28,232,162 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $28,232,162 |
| Taxable Value | $28,232,162 |
|---|
Appreciation: Market value has risen +10.5% from $25,539,000 (2021) to $28,232,162 (2025), a CAGR of 2.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $577,767. 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 95% of market value ($26,877,173 land vs $1,354,989 improvements), about $72/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $28,232,162, 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 +2.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $32,001,435 by 2030, with an estimated annual tax burden around $602,825. 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 |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 143,727 SF | ✗ |
| 1ST | 1st Floor | 72,691 SF | ✓ |
| 2ND | 2nd Floor | 71,036 SF | ✓ |
| 277 | ESCALATOR | 2 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% | $261,203.96 | $261,203.96 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $147,941.33 | $147,941.33 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $106,109.17 | $106,109.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $33,320.44 | $33,320.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $29,192.06 | $29,192.06 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $577,766.96 | $577,766.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $27,877,173 | $28,232,162 | -1.3% |
| Assessed Value | $27,877,173 | $28,232,162 | -1.3% |
| Land Value | $26,877,173 | $26,877,173 | +0.0% |
| Improvement Value | $1,000,000 | $1,354,989 | -26.2% |
| Taxable Value | $27,877,173 | $28,232,162 | -1.3% |
| Total Tax 2026 = estimate |
~$570,502
Estimated
|
~$577,767
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $27,949,337 | $27,877,173 | -72,164 (-0.3%) |
| Taxable Value | $27,949,337 | $27,877,173 | -72,164 (-0.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $27,877,173 | $26,877,173 | $1,000,000 | — | $27,877,173 | $27,877,173 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $28,232,162 | $26,877,173 | $1,354,989 | — | $28,232,162 | $28,232,162 | ~$577,767 | Partial |
| 2024 | $25,539,000 | — | — | — | $26,877,173 ! | $— | $609,332 | Verified |
| 2023 | $25,539,000 | — | — | — | $25,539,000 | $— | $462,064 | Verified |
| 2022 | $25,539,000 | — | — | −$1,358,844 | $24,180,156 | $— | $381,689 | Verified |
| 2021 | $25,539,000 | — | — | −$3,218,856 | $22,320,144 | $— | $420,422 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.0% | -1.0% | ~100% | Not available | Partial |
| 2025 | -8.2% | -8.2% | ~100% | Not available | Partial |
| 2024 | +20.4% | +20.4% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.4900% | Verified |
| 2021 | base year | — | ~100% | 1.6500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +10.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.3% | +1.8% | +2.8% | +10.5% | 2025 | -1.3% | 2026 |
| Assessment Ratio | 100.0% | 97.9% | — | 105.2% | 2024 | 87.4% | 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 |
$577,767 | $490,255 | ~$593,041 | $609,332 | 2024 | $381,689 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$28,948,709 | ~$28,948,709 | ~2.0139% | ~$583,009 | +2.5% |
| 2027 | ~$29,683,442 | ~$29,683,442 | ~1.9814% | ~$588,144 | +5.1% |
| 2028 | ~$30,436,823 | ~$30,436,823 | ~1.9488% | ~$593,165 | +7.8% |
| 2029 | ~$31,209,326 | ~$31,209,326 | ~1.9163% | ~$598,062 | +10.5% |
| 2030 | ~$32,001,435 | ~$32,001,435 | ~1.8837% | ~$602,825 | +13.4% |
| 2026 | ~$28,384,066 | ~$28,384,066 | ~2.0465% | ~$580,876 | +0.5% |
| 2027 | ~$28,536,787 | ~$28,536,787 | ~2.0465% | ~$584,001 | +1.1% |
| 2028 | ~$28,690,329 | ~$28,690,329 | ~2.0465% | ~$587,143 | +1.6% |
| 2029 | ~$28,844,698 | ~$28,844,698 | ~2.0465% | ~$590,302 | +2.2% |
| 2030 | ~$28,999,898 | ~$28,999,898 | ~2.0465% | ~$593,479 | +2.7% |
| 2026 | ~$29,513,352 | ~$29,513,352 | ~1.9977% | ~$589,577 | +4.5% |
| 2027 | ~$30,852,683 | ~$30,852,683 | ~1.9488% | ~$601,269 | +9.3% |
| 2028 | ~$32,252,794 | ~$32,252,794 | ~1.9000% | ~$612,808 | +14.2% |
| 2029 | ~$33,716,443 | ~$33,716,443 | ~1.8512% | ~$624,157 | +19.4% |
| 2030 | ~$35,246,512 | ~$35,246,512 | ~1.8024% | ~$635,273 | +24.8% |
In 2025, this property's market value of $28,232,162 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 20× 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 | $28,232,162 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $25,539,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $25,539,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $25,539,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $25,539,000 | $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.