3105 S INTERSTATE HY 35 ROUND ROCK, TX 78664
| Owner | RCI HOLDINGS INC |
|---|---|
| Parcel ID | 0284230232 |
| Short ID | 716926 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 9,335 SF |
| Land SF | 85,452 SF |
| Acres | 1.962 |
| Year Built | 1970 |
| Legal | LOT 2 BLK A ROUND ROCK GATEWAY SEC 6 |
| Neighborhood | 31PFL/FNE |
| Land | $1,709,060 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,709,060 |
| Improvement | $238,093 |
|---|---|
| Total Improvement | $238,093 |
| Market | $1,947,153 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,947,153 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,947,153 |
| Taxable Value | $1,947,153 |
|---|
Appreciation: Market value has fallen -10.6% from $2,177,480 (2021) to $1,947,153 (2025), a CAGR of -2.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 1.8624% in 2025 (+0.0556% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $36,263. Round Rock ISD is the largest single contributor, at 48.0% 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 88% of market value ($1,709,060 land vs $238,093 improvements), about $20/SF of land. With value concentrated in the land under a ~56-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 $1,947,153, this parcel sits in the upper-middle (50th–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 -2.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,693,197 by 2030, with an estimated annual tax burden around $26,407. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 46,000 SF | ✗ |
| 1ST | 1st Floor | 9,335 SF | ✓ |
| 501 | CANOPY | 1,960 SF | ✗ |
| 437 | FENCE MASON LF | 1,039 SF | ✗ |
| 611 | TERRACE | 680 SF | ✗ |
| 327 | STORAGE COMM'L | 408 SF | ✓ |
| 482 | LIGHT POLES | 8 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $17,390.02 | $17,390.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,318.28 | $7,318.28 | Paid |
| CRR City of Round Rock | 0.3970% | 0.3420% | 0.3420% | 0.3600% | 0.3720% | +0.0120% | $7,243.41 | $7,243.41 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,298.09 | $2,298.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,013.36 | $2,013.36 | Paid |
| Combined Rate | 2.1046% | 1.9202% | 1.7649% | 1.8068% | 1.8624% | +0.0556% | $36,263.16 | $36,263.16 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,947,153 | $1,947,153 | +0.0% |
| Assessed Value | $1,947,153 | $1,947,153 | +0.0% |
| Land Value | $1,709,060 | $1,709,060 | +0.0% |
| Improvement Value | $238,093 | $238,093 | +0.0% |
| Taxable Value | $1,947,153 | $1,947,153 | +0.0% |
| Total Tax 2026 = estimate |
~$36,263
Estimated
|
~$36,263
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,047,338 | $1,947,153 | -100,185 (-4.9%) |
| Taxable Value | $2,047,338 | $1,947,153 | -100,185 (-4.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,947,153 | $1,709,060 | $238,093 | — | $1,947,153 | $1,947,153 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,947,153 | $1,709,060 | $238,093 | — | $1,947,153 | $1,947,153 | ~$36,263 | Partial |
| 2024 | $1,944,349 | — | — | −$235,289 | $1,709,060 | $— | $35,181 | Verified |
| 2023 | $1,944,349 | — | — | −$235,289 | $1,709,060 | $— | $34,317 | Verified |
| 2022 | $2,483,856 | — | — | −$757,276 | $1,726,580 | $— | $37,420 | Verified |
| 2021 | $2,177,480 | — | — | −$450,900 | $1,726,580 | $— | $52,275 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.1% | +5.1% | ~100% | Not available | Partial |
| 2025 | -3.9% | -3.9% | ~100% | Not available | Partial |
| 2024 | +4.2% | +4.2% | ~100% | 1.7400% | Verified |
| 2023 | -0.9% | -0.9% | ~100% | 1.7600% | Verified |
| 2022 | -21.0% | -21.0% | ~100% | 1.9100% | Verified |
| 2021 | base year | — | ~100% | 2.4000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -21.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -1.5% | -2.8% | +14.1% | 2022 | -21.7% | 2023 |
| Assessment Ratio | 100.0% | 87.4% | — | 100.0% | 2025 | 69.5% | 2022 |
| Effective Tax Rate (2025) | 1.8600% | 1.8600% | — | 1.8600% | 2025 | 1.8600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$36,263 | $39,091 | ~$30,178 | $52,275 | 2021 | $34,317 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,893,484 | ~$1,893,484 | ~1.8018% | ~$34,117 | -2.8% |
| 2027 | ~$1,841,294 | ~$1,841,294 | ~1.7413% | ~$32,062 | -5.4% |
| 2028 | ~$1,790,542 | ~$1,790,542 | ~1.6807% | ~$30,094 | -8.0% |
| 2029 | ~$1,741,189 | ~$1,741,189 | ~1.6202% | ~$28,210 | -10.6% |
| 2030 | ~$1,693,197 | ~$1,693,197 | ~1.5596% | ~$26,407 | -13.0% |
| 2026 | ~$1,854,541 | ~$1,854,541 | ~1.8624% | ~$34,538 | -4.8% |
| 2027 | ~$1,766,333 | ~$1,766,333 | ~1.8624% | ~$32,896 | -9.3% |
| 2028 | ~$1,682,321 | ~$1,682,321 | ~1.8624% | ~$31,331 | -13.6% |
| 2029 | ~$1,602,305 | ~$1,602,305 | ~1.8624% | ~$29,841 | -17.7% |
| 2030 | ~$1,526,094 | ~$1,526,094 | ~1.8624% | ~$28,421 | -21.6% |
| 2026 | ~$1,932,427 | ~$1,932,427 | ~1.7715% | ~$34,234 | -0.8% |
| 2027 | ~$1,917,812 | ~$1,917,812 | ~1.6807% | ~$32,233 | -1.5% |
| 2028 | ~$1,903,307 | ~$1,903,307 | ~1.5899% | ~$30,260 | -2.3% |
| 2029 | ~$1,888,913 | ~$1,888,913 | ~1.4991% | ~$28,316 | -3.0% |
| 2030 | ~$1,874,627 | ~$1,874,627 | ~1.4082% | ~$26,399 | -3.7% |
In 2025, this property's market value of $1,947,153 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +37% above 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 | $1,947,153 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,944,349 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,944,349 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,483,856 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,177,480 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.