1717 S PLEASANT VALLEY RD TX 78741
| Owner | EAST RIVERSIDE RETAIL LLC |
|---|---|
| Parcel ID | 0307110505 |
| Short ID | 287993 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 18,120 SF |
| Land SF | 118,832 SF |
| Acres | 2.728 |
| Year Built | 1986 |
| Legal | LOT 4 BLK A PARKE GREEN SUBD |
| Neighborhood | 43CEN |
| Land | $4,753,280 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,753,280 |
| Improvement | $149,001 |
|---|---|
| Total Improvement | $149,001 |
| Market | $4,902,281 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,902,281 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,902,281 |
| Taxable Value | $4,902,281 |
|---|
Appreciation: Market value has fallen -2.7% from $5,037,022 (2021) to $4,902,281 (2025), a CAGR of -0.7% 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 $101,486. 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 97% of market value ($4,753,280 land vs $149,001 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 $4,902,281, 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 -0.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,738,912 by 2030, with an estimated annual tax burden around $83,485. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 100,000 SF | ✗ |
| 1ST | 1st Floor | 18,120 SF | ✓ |
| 501 | CANOPY | 2,192 SF | ✗ |
| 611 | TERRACE | 2,192 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% | $45,103.87 | $45,103.87 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $24,908.00 | $24,908.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $17,864.97 | $17,864.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,609.96 | $5,609.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,914.89 | $4,914.89 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $98,401.69 | $98,401.69 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,066,684 | $4,902,281 | +3.4% |
| Assessed Value | $5,066,684 | $4,902,281 | +3.4% |
| Land Value | $4,753,280 | $4,753,280 | +0.0% |
| Improvement Value | $313,404 | $149,001 | +110.3% |
| Taxable Value | $5,066,684 | $4,902,281 | +3.4% |
| Total Tax 2026 = estimate |
~$104,890
Estimated
|
~$98,402
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,066,684 | $5,066,684 | +0 (+0.0%) |
| Taxable Value | $5,066,684 | $5,066,684 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,066,684 | $4,753,280 | $313,404 | — | $5,066,684 | $5,066,684 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,902,281 | $4,753,280 | $149,001 | — | $4,902,281 | $4,902,281 | ~$98,402 | Partial |
| 2024 | $5,353,000 | — | — | −$599,720 | $4,753,280 | $— | $96,407 | Verified |
| 2023 | $5,195,102 | — | — | −$441,822 | $4,753,280 | $— | $104,520 | Verified |
| 2022 | $5,195,102 | — | — | −$441,822 | $4,753,280 | $— | $112,366 | Verified |
| 2021 | $5,037,022 | — | — | −$283,742 | $4,753,280 | $— | $110,762 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.4% | +3.4% | ~100% | Not available | Partial |
| 2025 | +3.1% | +3.1% | ~100% | Not available | Partial |
| 2024 | -11.2% | -11.2% | ~100% | 2.0300% | Verified |
| 2023 | +3.0% | +3.0% | ~100% | 1.9500% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -5.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.4% | +0.2% | -1.3% | +3.4% | 2026 | -8.4% | 2025 |
| Assessment Ratio | 100.0% | 94.4% | — | 100.0% | 2025 | 88.8% | 2024 |
| Effective Tax Rate (2025) | 2.0100% | 2.0100% | — | 2.0100% | 2025 | 2.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$98,402 | $104,491 | ~$90,596 | $112,366 | 2022 | $96,407 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,869,163 | ~$4,869,163 | ~2.0085% | ~$97,796 | -0.7% |
| 2027 | ~$4,836,268 | ~$4,836,268 | ~1.9468% | ~$94,152 | -1.3% |
| 2028 | ~$4,803,596 | ~$4,803,596 | ~1.8851% | ~$90,552 | -2.0% |
| 2029 | ~$4,771,144 | ~$4,771,144 | ~1.8234% | ~$86,997 | -2.7% |
| 2030 | ~$4,738,912 | ~$4,738,912 | ~1.7617% | ~$83,485 | -3.3% |
| 2026 | ~$4,771,117 | ~$4,771,117 | ~2.0702% | ~$98,771 | -2.7% |
| 2027 | ~$4,643,463 | ~$4,643,463 | ~2.0702% | ~$96,128 | -5.3% |
| 2028 | ~$4,519,224 | ~$4,519,224 | ~2.0702% | ~$93,556 | -7.8% |
| 2029 | ~$4,398,309 | ~$4,398,309 | ~2.0702% | ~$91,053 | -10.3% |
| 2030 | ~$4,280,629 | ~$4,280,629 | ~2.0702% | ~$88,617 | -12.7% |
| 2026 | ~$4,967,208 | ~$4,967,208 | ~1.9776% | ~$98,233 | +1.3% |
| 2027 | ~$5,032,996 | ~$5,032,996 | ~1.8851% | ~$94,876 | +2.7% |
| 2028 | ~$5,099,654 | ~$5,099,654 | ~1.7925% | ~$91,413 | +4.0% |
| 2029 | ~$5,167,196 | ~$5,167,196 | ~1.7000% | ~$87,842 | +5.4% |
| 2030 | ~$5,235,632 | ~$5,235,632 | ~1.6074% | ~$84,160 | +6.8% |
In 2025, this property's market value of $4,902,281 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,902,281 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,353,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $5,195,102 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $5,195,102 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $5,037,022 | $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.