1819 S PLEASANT VALLEY RD TX 78741
| Owner | EAST RIVERSIDE RETAIL LLC |
|---|---|
| Parcel ID | 0307010303 |
| Short ID | 287443 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 58,876 SF |
| Land SF | 241,322 SF |
| Acres | 5.540 |
| Year Built | 1986 |
| Legal | LOT 3 BLK A PARKE GREEN SUBD |
| Neighborhood | 43CEN |
| Land | $9,652,880 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,652,880 |
| Improvement | $546,270 |
|---|---|
| Total Improvement | $546,270 |
| Market | $10,199,150 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $10,199,150 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $10,199,150 |
| Taxable Value | $10,199,150 |
|---|
Appreciation: Market value has fallen -8.1% from $11,100,000 (2021) to $10,199,150 (2025), a CAGR of -2.1% 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 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $211,141. 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 95% of market value ($9,652,880 land vs $546,270 improvements), about $40/SF of land. With value concentrated in the land under a ~40-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 $10,199,150, this parcel sits in the top quartile (≥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 -2.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,175,193 by 2030, with an estimated annual tax burden around $161,639. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 169,400 SF | ✗ |
| 1ST | 1st Floor | 58,876 SF | ✓ |
| 491 | SPRINKLER HEADS | 57,220 SF | ✗ |
| 501 | CANOPY | 2,960 SF | ✗ |
| 611 | TERRACE | 2,960 SF | ✗ |
| MEZZ | Mezzanine | 1,440 SF | ✓ |
| 881 | COMMCL FINISHOUT | 1,440 SF | ✓ |
| 482 | LIGHT POLES | 11 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% | $91,596.18 | $91,596.18 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $50,582.73 | $50,582.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $36,279.87 | $36,279.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $11,392.62 | $11,392.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9,981.08 | $9,981.08 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $199,832.48 | $199,832.48 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $10,681,339 | $10,199,150 | +4.7% |
| Assessed Value | $10,681,339 | $10,199,150 | +4.7% |
| Land Value | $9,652,880 | $9,652,880 | +0.0% |
| Improvement Value | $1,028,459 | $546,270 | +88.3% |
| Taxable Value | $10,681,339 | $10,199,150 | +4.7% |
| Total Tax 2026 = estimate |
~$221,123
Estimated
|
~$199,832
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $10,681,339 | $10,681,339 | +0 (+0.0%) |
| Taxable Value | $10,681,339 | $10,681,339 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $10,681,339 | $9,652,880 | $1,028,459 | — | $10,681,339 | $10,681,339 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $10,199,150 | $9,652,880 | $546,270 | — | $10,199,150 | $10,199,150 | ~$199,832 | Partial |
| 2024 | $11,570,000 | — | — | −$1,917,120 | $9,652,880 | $— | $195,781 | Verified |
| 2023 | $11,208,374 | — | — | −$1,555,494 | $9,652,880 | $— | $225,910 | Verified |
| 2022 | $11,322,275 | — | — | −$1,669,395 | $9,652,880 | $— | $242,429 | Verified |
| 2021 | $11,100,000 | — | — | −$1,447,120 | $9,652,880 | $— | $241,397 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.7% | +4.7% | ~100% | Not available | Partial |
| 2025 | +5.7% | +5.7% | ~100% | Not available | Partial |
| 2024 | -16.6% | -16.6% | ~100% | 2.0300% | Verified |
| 2023 | +3.2% | +3.2% | ~100% | 1.9500% | Verified |
| 2022 | -1.0% | -1.0% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -9.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.7% | -0.6% | -3.0% | +4.7% | 2026 | -11.8% | 2025 |
| Assessment Ratio | 100.0% | 90.3% | — | 100.0% | 2025 | 83.4% | 2024 |
| Effective Tax Rate (2025) | 1.9600% | 1.9600% | — | 1.9600% | 2025 | 1.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$199,832 | $221,070 | ~$180,768 | $242,429 | 2022 | $195,781 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,985,601 | ~$9,985,601 | ~2.0085% | ~$200,559 | -2.1% |
| 2027 | ~$9,776,524 | ~$9,776,524 | ~1.9468% | ~$190,328 | -4.1% |
| 2028 | ~$9,571,825 | ~$9,571,825 | ~1.8851% | ~$180,437 | -6.2% |
| 2029 | ~$9,371,411 | ~$9,371,411 | ~1.8234% | ~$170,877 | -8.1% |
| 2030 | ~$9,175,193 | ~$9,175,193 | ~1.7617% | ~$161,639 | -10.0% |
| 2026 | ~$9,781,618 | ~$9,781,618 | ~2.0702% | ~$202,498 | -4.1% |
| 2027 | ~$9,381,180 | ~$9,381,180 | ~2.0702% | ~$194,208 | -8.0% |
| 2028 | ~$8,997,134 | ~$8,997,134 | ~2.0702% | ~$186,257 | -11.8% |
| 2029 | ~$8,628,811 | ~$8,628,811 | ~2.0702% | ~$178,632 | -15.4% |
| 2030 | ~$8,275,565 | ~$8,275,565 | ~2.0702% | ~$171,320 | -18.9% |
| 2026 | ~$10,189,584 | ~$10,189,584 | ~1.9776% | ~$201,513 | -0.1% |
| 2027 | ~$10,180,028 | ~$10,180,028 | ~1.8851% | ~$191,903 | -0.2% |
| 2028 | ~$10,170,480 | ~$10,170,480 | ~1.7925% | ~$182,310 | -0.3% |
| 2029 | ~$10,160,942 | ~$10,160,942 | ~1.7000% | ~$172,735 | -0.4% |
| 2030 | ~$10,151,412 | ~$10,151,412 | ~1.6074% | ~$163,178 | -0.5% |
In 2025, this property's market value of $10,199,150 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 7× 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 | $10,199,150 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $11,570,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $11,208,374 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $11,322,275 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $11,100,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | 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.