1516 TINNIN FORD RD TX 78741
| Owner | AMAZ BUSINESS CORPORATION |
|---|---|
| Parcel ID | 0304070410 |
| Short ID | 285462 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,187 SF |
| Land SF | 19,198 SF |
| Acres | 0.441 |
| Year Built | 1972 |
| Legal | LOT 2A&2B RESUB OF TRT 1 & LTS 1-2 OF RESUB OF LTS 1-4 BLK C TOWNLAKE PLAZA |
| Neighborhood | 48CEN |
| Land | $1,123,083 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,123,083 |
| Improvement | $169,164 |
|---|---|
| Total Improvement | $169,164 |
| Market | $1,292,247 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,292,247 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,292,247 |
| Taxable Value | $1,292,247 |
|---|
Appreciation: Market value has risen +73.0% from $746,935 (2021) to $1,292,247 (2025), a CAGR of 14.7% 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 $26,446. 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 ($1,123,083 land vs $169,164 improvements), about $58/SF of land. With value concentrated in the land under a ~54-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 $1,292,247, 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 +14.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,564,035 by 2030, with an estimated annual tax burden around $39,204. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 16,500 SF | ✗ |
| 1ST | 1st Floor | 2,187 SF | ✓ |
| 501 | CANOPY | 1,230 SF | ✗ |
| 611 | TERRACE | 280 SF | ✗ |
| 581C | STORAGE ATT COMM | 133 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% | $11,955.87 | $11,955.87 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,771.59 | $6,771.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,856.85 | $4,856.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,525.15 | $1,525.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,336.18 | $1,336.18 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $26,445.64 | $26,445.64 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,310,000 | $1,292,247 | +1.4% |
| Assessed Value | $1,310,000 | $1,292,247 | +1.4% |
| Land Value | $1,123,083 | $1,123,083 | +0.0% |
| Improvement Value | $186,917 | $169,164 | +10.5% |
| Taxable Value | $1,310,000 | $1,292,247 | +1.4% |
| Total Tax 2026 = estimate |
~$26,809
Estimated
|
~$26,446
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,475,971 | $1,310,000 | -165,971 (-11.2%) |
| Taxable Value | $1,475,971 | $1,310,000 | -165,971 (-11.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,310,000 | $1,123,083 | $186,917 | — | $1,310,000 | $1,310,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,292,247 | $1,123,083 | $169,164 | — | $1,292,247 | $1,292,247 | ~$26,446 | Partial |
| 2024 | $1,150,000 | — | — | −$26,917 | $1,123,083 | $— | $25,610 | Verified |
| 2023 | $950,000 | — | — | −$86,090 | $863,910 | $— | $20,806 | Verified |
| 2022 | $904,437 | — | — | −$40,527 | $863,910 | $— | $18,762 | Verified |
| 2021 | $746,935 | — | — | — | $863,910 ! | $— | $19,687 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +14.2% | +14.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +12.4% | +12.4% | ~100% | 1.9800% | Verified |
| 2023 | +4.3% | +4.3% | ~100% | 1.8100% | Verified |
| 2022 | +0.6% | +0.6% | ~100% | 1.7000% | Verified |
| 2021 | base year | — | ~100% | 2.6400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +17.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.4% | +12.2% | +14.4% | +21.1% | 2022 | +1.4% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 115.7% | 2021 | 90.9% | 2023 |
| 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 |
$26,446 | $22,262 | ~$33,718 | $26,446 | 2025 | $18,762 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,482,044 | ~$1,421,472 | ~2.0139% | ~$28,628 | +14.7% |
| 2027 | ~$1,699,718 | ~$1,563,619 | ~1.9814% | ~$30,981 | +31.5% |
| 2028 | ~$1,949,362 | ~$1,719,981 | ~1.9488% | ~$33,520 | +50.9% |
| 2029 | ~$2,235,673 | ~$1,891,979 | ~1.9163% | ~$36,256 | +73.0% |
| 2030 | ~$2,564,035 | ~$2,081,177 | ~1.8837% | ~$39,204 | +98.4% |
| 2026 | ~$1,456,199 | ~$1,421,472 | ~2.0465% | ~$29,090 | +12.7% |
| 2027 | ~$1,640,953 | ~$1,563,619 | ~2.0465% | ~$31,999 | +27.0% |
| 2028 | ~$1,849,147 | ~$1,719,981 | ~2.0465% | ~$35,199 | +43.1% |
| 2029 | ~$2,083,756 | ~$1,891,979 | ~2.0465% | ~$38,719 | +61.3% |
| 2030 | ~$2,348,130 | ~$2,081,177 | ~2.0465% | ~$42,591 | +81.7% |
| 2026 | ~$1,507,889 | ~$1,421,472 | ~1.9977% | ~$28,396 | +16.7% |
| 2027 | ~$1,759,517 | ~$1,563,619 | ~1.9488% | ~$30,472 | +36.2% |
| 2028 | ~$2,053,134 | ~$1,719,981 | ~1.9000% | ~$32,680 | +58.9% |
| 2029 | ~$2,395,749 | ~$1,891,979 | ~1.8512% | ~$35,024 | +85.4% |
| 2030 | ~$2,795,537 | ~$2,081,177 | ~1.8024% | ~$37,511 | +116.3% |
In 2025, this property's market value of $1,292,247 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -9% 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 | $1,292,247 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,150,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $950,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $904,437 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $746,935 | $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.