1401 S PLEASANT VALLEY RD TX 78741
| Owner | 1401 S PLEASANT VALLEY LTD |
|---|---|
| Parcel ID | 0304100102 |
| Short ID | 819976 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 9,188 SF |
| Land SF | 57,673 SF |
| Acres | 1.324 |
| Year Built | 2012 |
| Legal | LOT 1-C BLK A AUSTIN (PLEASANT VALLEY) DTP IV LLC ADDN |
| Neighborhood | 20CEN |
| Land | $2,379,029 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,379,029 |
| Improvement | $159,983 |
|---|---|
| Total Improvement | $159,983 |
| Market | $2,539,012 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,539,012 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,539,012 |
| Taxable Value | $2,539,012 |
|---|
Appreciation: Market value has risen +4.5% from $2,429,186 (2021) to $2,539,012 (2025), a CAGR of 1.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $52,562. Del Valle ISD is the largest single contributor, at 45.8% 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 94% of market value ($2,379,029 land vs $159,983 improvements), about $41/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 $2,539,012, 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 +1.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,683,303 by 2030, with an estimated annual tax burden around $47,272. 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 | 18,500 SF | ✗ |
| 1ST | 1st Floor | 9,188 SF | ✓ |
| 591 | MASONRY TRIM SF | 1,274 SF | ✗ |
| 611 | TERRACE | 1,102 SF | ✗ |
| 501 | CANOPY | 112 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $24,092.68 | $24,092.68 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,304.85 | $13,304.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,542.75 | $9,542.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,996.62 | $2,996.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,625.34 | $2,625.34 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $52,562.24 | $52,562.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,492,574 | $2,539,012 | -1.8% |
| Assessed Value | $2,492,574 | $2,539,012 | -1.8% |
| Land Value | $2,379,029 | $2,379,029 | +0.0% |
| Improvement Value | $113,545 | $159,983 | -29.0% |
| Taxable Value | $2,492,574 | $2,539,012 | -1.8% |
| Total Tax 2026 = estimate |
~$51,601
Estimated
|
~$52,562
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,606,119 | $2,492,574 | -113,545 (-4.4%) |
| Taxable Value | $2,606,119 | $2,492,574 | -113,545 (-4.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,492,574 | $2,379,029 | $113,545 | — | $2,492,574 | $2,492,574 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,539,012 | $2,379,029 | $159,983 | — | $2,539,012 | $2,539,012 | ~$52,562 | Partial |
| 2024 | $2,473,254 | — | — | −$94,225 | $2,379,029 | $— | $52,554 | Verified |
| 2023 | $2,547,537 | — | — | −$168,508 | $2,379,029 | $— | $48,367 | Verified |
| 2022 | $2,545,084 | — | — | −$166,055 | $2,379,029 | $— | $55,101 | Verified |
| 2021 | $2,429,186 | — | — | −$50,157 | $2,379,029 | $— | $58,969 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.6% | +2.6% | ~100% | Not available | Partial |
| 2025 | -2.0% | -2.0% | ~100% | Not available | Partial |
| 2024 | +1.6% | +1.6% | ~100% | 2.0300% | Verified |
| 2023 | +0.1% | +0.1% | ~100% | 1.9000% | Verified |
| 2022 | +0.1% | +0.1% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.8% | +0.6% | +1.5% | +4.8% | 2022 | -2.9% | 2024 |
| Assessment Ratio | 100.0% | 96.8% | — | 100.0% | 2025 | 93.4% | 2023 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$52,562 | $53,511 | ~$49,447 | $58,969 | 2021 | $48,367 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,567,236 | ~$2,567,236 | ~2.0085% | ~$51,563 | +1.1% |
| 2027 | ~$2,595,773 | ~$2,595,773 | ~1.9468% | ~$50,534 | +2.2% |
| 2028 | ~$2,624,628 | ~$2,624,628 | ~1.8851% | ~$49,477 | +3.4% |
| 2029 | ~$2,653,803 | ~$2,653,803 | ~1.8234% | ~$48,389 | +4.5% |
| 2030 | ~$2,683,303 | ~$2,683,303 | ~1.7617% | ~$47,272 | +5.7% |
| 2026 | ~$2,516,455 | ~$2,516,455 | ~2.0702% | ~$52,095 | -0.9% |
| 2027 | ~$2,494,099 | ~$2,494,099 | ~2.0702% | ~$51,632 | -1.8% |
| 2028 | ~$2,471,942 | ~$2,471,942 | ~2.0702% | ~$51,174 | -2.6% |
| 2029 | ~$2,449,981 | ~$2,449,981 | ~2.0702% | ~$50,719 | -3.5% |
| 2030 | ~$2,428,216 | ~$2,428,216 | ~2.0702% | ~$50,269 | -4.4% |
| 2026 | ~$2,618,016 | ~$2,618,016 | ~1.9776% | ~$51,775 | +3.1% |
| 2027 | ~$2,699,478 | ~$2,699,478 | ~1.8851% | ~$50,888 | +6.3% |
| 2028 | ~$2,783,475 | ~$2,783,475 | ~1.7925% | ~$49,895 | +9.6% |
| 2029 | ~$2,870,086 | ~$2,870,086 | ~1.7000% | ~$48,791 | +13.0% |
| 2030 | ~$2,959,392 | ~$2,959,392 | ~1.6074% | ~$47,571 | +16.6% |
In 2025, this property's market value of $2,539,012 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +79% 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 | $2,539,012 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,473,254 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,547,537 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,545,084 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,429,186 | $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.