12408 N MO-PAC EXPRESSWAY TX 78758
| Owner | 12408 MOPAC LLC |
|---|---|
| Parcel ID | 0262131301 |
| Short ID | 478642 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 2,792 SF |
| Land SF | 79,932 SF |
| Acres | 1.835 |
| Year Built | 1958 |
| Legal | LOT 1 GREAT WALL SUBD |
| Neighborhood | 31NWE |
| Land | $959,184 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $959,184 |
| Improvement | $141,801 |
|---|---|
| Total Improvement | $141,801 |
| Market | $1,100,985 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,100,985 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,100,985 |
| Taxable Value | $1,100,985 |
|---|
Appreciation: Market value has fallen -2.0% from $1,122,932 (2021) to $1,100,985 (2025), a CAGR of -0.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $22,531. 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 87% of market value ($959,184 land vs $141,801 improvements), about $12/SF of land. With value concentrated in the land under a ~68-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 $1,100,985, 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 -0.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,074,153 by 2030, with an estimated annual tax burden around $20,234. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 7,500 SF | ✗ |
| 1ST | 1st Floor | 2,792 SF | ✓ |
| 511 | DECK | 1,355 SF | ✗ |
| 327 | STORAGE COMM'L | 875 SF | ✓ |
| 611 | TERRACE | 582 SF | ✗ |
| 501 | CANOPY | 176 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% | $10,186.31 | $10,186.31 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,769.35 | $5,769.35 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,138.00 | $4,138.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,299.42 | $1,299.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,138.42 | $1,138.42 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $22,531.50 | $22,531.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $959,184 | $1,100,985 | -12.9% |
| Assessed Value | $959,184 | $1,100,985 | -12.9% |
| Land Value | $959,184 | $959,184 | +0.0% |
| Improvement Value | — | $141,801 | — |
| Taxable Value | $959,184 | $1,100,985 | -12.9% |
| Total Tax 2026 = estimate |
~$19,630
Estimated
|
~$22,532
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $959,184 | $959,184 | +0 (+0.0%) |
| Taxable Value | $959,184 | $959,184 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $959,184 | $959,184 | — | — | $959,184 | $959,184 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,100,985 | $959,184 | $141,801 | — | $1,100,985 | $1,100,985 | ~$22,532 | Partial |
| 2024 | $1,064,548 | — | — | −$105,364 | $959,184 | $— | $21,024 | Verified |
| 2023 | $1,036,164 | — | — | −$76,980 | $959,184 | $— | $19,260 | Verified |
| 2022 | $1,125,000 | — | — | −$165,816 | $959,184 | $— | $20,463 | Verified |
| 2021 | $1,122,932 | — | — | −$163,748 | $959,184 | $— | $24,488 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -12.9% | -12.9% | ~100% | Not available | Partial |
| 2025 | +3.8% | +3.8% | ~100% | Not available | Partial |
| 2024 | -0.3% | -0.3% | ~100% | 1.9800% | Verified |
| 2023 | +2.7% | +2.7% | ~100% | 1.8100% | Verified |
| 2022 | -7.9% | -7.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -2.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.9% | -2.9% | +2.4% | +3.4% | 2025 | -12.9% | 2026 |
| Assessment Ratio | 100.0% | 92.2% | — | 100.0% | 2025 | 85.3% | 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 |
$22,532 | $21,553 | ~$21,145 | $24,488 | 2021 | $19,260 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,095,566 | ~$1,095,566 | ~2.0139% | ~$22,064 | -0.5% |
| 2027 | ~$1,090,173 | ~$1,090,173 | ~1.9814% | ~$21,601 | -1.0% |
| 2028 | ~$1,084,807 | ~$1,084,807 | ~1.9488% | ~$21,141 | -1.5% |
| 2029 | ~$1,079,467 | ~$1,079,467 | ~1.9163% | ~$20,686 | -2.0% |
| 2030 | ~$1,074,153 | ~$1,074,153 | ~1.8837% | ~$20,234 | -2.4% |
| 2026 | ~$1,073,546 | ~$1,073,546 | ~2.0465% | ~$21,970 | -2.5% |
| 2027 | ~$1,046,791 | ~$1,046,791 | ~2.0465% | ~$21,422 | -4.9% |
| 2028 | ~$1,020,702 | ~$1,020,702 | ~2.0465% | ~$20,889 | -7.3% |
| 2029 | ~$995,264 | ~$995,264 | ~2.0465% | ~$20,368 | -9.6% |
| 2030 | ~$970,460 | ~$970,460 | ~2.0465% | ~$19,860 | -11.9% |
| 2026 | ~$1,117,585 | ~$1,117,585 | ~1.9977% | ~$22,326 | +1.5% |
| 2027 | ~$1,134,436 | ~$1,134,436 | ~1.9488% | ~$22,108 | +3.0% |
| 2028 | ~$1,151,541 | ~$1,151,541 | ~1.9000% | ~$21,879 | +4.6% |
| 2029 | ~$1,168,903 | ~$1,168,903 | ~1.8512% | ~$21,639 | +6.2% |
| 2030 | ~$1,186,527 | ~$1,186,527 | ~1.8024% | ~$21,386 | +7.8% |
In 2025, this property's market value of $1,100,985 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -22% 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 | $1,100,985 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,064,548 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,036,164 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,125,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,122,932 | $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.