12164 N MO-PAC EXPRESSWAY TX 78758
| Owner | AUSTIN SEVEN LAND COMPANY |
|---|---|
| Parcel ID | 0260100506 |
| Short ID | 478247 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 2,550 SF |
| Land SF | 30,753 SF |
| Acres | 0.706 |
| Year Built | 1979 |
| Legal | LOT A TEXAS PROPERTIES SUBD III |
| Neighborhood | 31NWE |
| Land | $830,331 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $830,331 |
| Improvement | $58,728 |
|---|---|
| Total Improvement | $58,728 |
| Market | $889,059 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $889,059 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $889,059 |
| Taxable Value | $889,059 |
|---|
Appreciation: Market value has risen +12.6% from $789,917 (2021) to $889,059 (2025), a CAGR of 3.0% 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 $18,194. 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 ($830,331 land vs $58,728 improvements), about $27/SF of land. With value concentrated in the land under a ~47-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 $889,059, this parcel sits in the lower-middle (25th–50th 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 +3.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,030,664 by 2030, with an estimated annual tax burden around $19,415. 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 | 6,800 SF | ✗ |
| 1ST | 1st Floor | 2,550 SF | ✓ |
| SO | Sketch Only | 400 SF | ✗ |
| 482 | LIGHT POLES | 5 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% | $8,160.81 | $8,160.81 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,622.14 | $4,622.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,315.17 | $3,315.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,041.03 | $1,041.03 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $912.05 | $912.05 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $18,051.20 | $18,051.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $885,000 | $889,059 | -0.5% |
| Assessed Value | $885,000 | $889,059 | -0.5% |
| Land Value | $830,331 | $830,331 | +0.0% |
| Improvement Value | $54,669 | $58,728 | -6.9% |
| Taxable Value | $885,000 | $889,059 | -0.5% |
| Total Tax 2026 = estimate |
~$18,111
Estimated
|
~$18,051
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $939,851 | $885,000 | -54,851 (-5.8%) |
| Taxable Value | $939,851 | $885,000 | -54,851 (-5.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $885,000 | $830,331 | $54,669 | — | $885,000 | $885,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $889,059 | $830,331 | $58,728 | — | $889,059 | $889,059 | ~$18,051 | Partial |
| 2024 | $700,000 | — | — | — | $830,331 ! | $— | $16,647 | Verified |
| 2023 | $700,000 | — | — | −$8,057 | $691,943 | $— | $12,665 | Verified |
| 2022 | $782,050 | — | — | −$90,107 | $691,943 | $— | $13,824 | Verified |
| 2021 | $789,917 | — | — | −$374,751 | $415,166 | $— | $17,023 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.7% | +5.7% | ~100% | Not available | Partial |
| 2025 | -4.7% | +5.8% | ~100% | Not available | Partial |
| 2024 | +17.1% | +5.4% | 90.0% | 1.7800% | Verified |
| 2023 | +3.5% | +3.5% | ~100% | 1.5900% | Verified |
| 2022 | -1.5% | -1.5% | ~100% | 1.8000% | Verified |
| 2021 | base year | — | ~100% | 2.1600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.5% | +3.0% | +3.1% | +27.0% | 2025 | -10.5% | 2023 |
| Assessment Ratio | 100.0% | 93.1% | — | 118.6% | 2024 | 52.6% | 2021 |
| Effective Tax Rate (2025) | 2.0300% | 2.0300% | — | 2.0300% | 2025 | 2.0300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$18,051 | $15,642 | ~$18,931 | $18,051 | 2025 | $12,665 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$915,731 | ~$915,731 | ~2.0139% | ~$18,442 | +3.0% |
| 2027 | ~$943,203 | ~$943,203 | ~1.9814% | ~$18,689 | +6.1% |
| 2028 | ~$971,499 | ~$971,499 | ~1.9488% | ~$18,933 | +9.3% |
| 2029 | ~$1,000,644 | ~$1,000,644 | ~1.9163% | ~$19,175 | +12.6% |
| 2030 | ~$1,030,664 | ~$1,030,664 | ~1.8837% | ~$19,415 | +15.9% |
| 2026 | ~$897,950 | ~$897,950 | ~2.0465% | ~$18,376 | +1.0% |
| 2027 | ~$906,929 | ~$906,929 | ~2.0465% | ~$18,560 | +2.0% |
| 2028 | ~$915,999 | ~$915,999 | ~2.0465% | ~$18,746 | +3.0% |
| 2029 | ~$925,159 | ~$925,159 | ~2.0465% | ~$18,933 | +4.1% |
| 2030 | ~$934,411 | ~$934,411 | ~2.0465% | ~$19,123 | +5.1% |
| 2026 | ~$933,512 | ~$933,512 | ~1.9977% | ~$18,648 | +5.0% |
| 2027 | ~$980,188 | ~$980,188 | ~1.9488% | ~$19,102 | +10.3% |
| 2028 | ~$1,029,197 | ~$1,029,197 | ~1.9000% | ~$19,555 | +15.8% |
| 2029 | ~$1,080,657 | ~$1,080,657 | ~1.8512% | ~$20,005 | +21.6% |
| 2030 | ~$1,134,690 | ~$1,134,690 | ~1.8024% | ~$20,451 | +27.6% |
In 2025, this property's market value of $889,059 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -37% 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 | $889,059 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $700,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $700,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $782,050 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $789,917 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.