4209 SOUTH INDUSTRIAL DR TX 78744
| Owner | EASTGROUP PROPERTIES LP |
|---|---|
| Parcel ID | 0316020105 |
| Short ID | 292456 |
| Type | Real |
| Use Code | 66 Industrial 20K+ SF (>75% FO) |
| Valuation | Cost |
| Improvement SF | 176,000 SF |
| Land SF | 513,512 SF |
| Acres | 11.789 |
| Year Built | 1995 |
| Legal | LOT 13-15 BEN WHITE BUSINESS PARK SEC 2 PHS 2 |
| Neighborhood | 64SEA |
| Land | $3,081,068 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,081,068 |
| Improvement | $27,918,932 |
|---|---|
| Total Improvement | $27,918,932 |
| Market | $31,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $31,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $31,000,000 |
| Taxable Value | $31,000,000 |
|---|
Appreciation: Market value has risen +33.6% from $23,211,813 (2021) to $31,000,000 (2025), a CAGR of 7.5% over 4 years. This represents moderate, steady growth. 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 $634,410. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 10% of market value ($3,081,068 land vs $27,918,932 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~31 yrs), and rent roll drive the underwriting.
Submarket Position: At $31,000,000, 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 +7.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $44,506,914 by 2030, with an estimated annual tax burden around $838,396. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 176,000 SF | ✓ |
| 491 | SPRINKLER HEADS | 176,000 SF | ✗ |
| 551 | PAVED AREA | 152,800 SF | ✗ |
| 881 | COMMCL FINISHOUT | 121,376 SF | ✓ |
| 408 | LOADING RAMP | 2,880 SF | ✓ |
| 435 | FENCE IRON LF | 2,000 SF | ✗ |
| 501 | CANOPY | 1,296 SF | ✗ |
| 327 | STORAGE COMM'L | 400 SF | ✓ |
| 413 | STAIRWAY EXT | 5 SF | ✓ |
| 482 | LIGHT POLES | 3 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% | $286,812.00 | $286,812.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $162,445.27 | $162,445.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $116,511.95 | $116,511.95 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $36,587.13 | $36,587.13 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $32,054.00 | $32,054.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $634,410.35 | $634,410.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $30,570,000 | $31,000,000 | -1.4% |
| Assessed Value | $30,570,000 | $31,000,000 | -1.4% |
| Land Value | $3,081,068 | $3,081,068 | +0.0% |
| Improvement Value | $27,488,932 | $27,918,932 | -1.5% |
| Taxable Value | $30,570,000 | $31,000,000 | -1.4% |
| Total Tax 2026 = estimate |
~$625,610
Estimated
|
~$634,410
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $30,570,000 | $30,570,000 | +0 (+0.0%) |
| Taxable Value | $30,570,000 | $30,570,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $30,570,000 | $3,081,068 | $27,488,932 | — | $30,570,000 | $30,570,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $31,000,000 | $3,081,068 | $27,918,932 | — | $31,000,000 | $31,000,000 | ~$634,410 | Partial |
| 2024 | $30,124,211 | — | — | −$27,043,143 | $3,081,068 | $— | $604,453 | Verified |
| 2023 | $28,000,000 | — | — | −$24,918,932 | $3,081,068 | $— | $545,021 | Verified |
| 2022 | $25,630,000 | — | — | −$22,548,932 | $3,081,068 | $— | $552,978 | Verified |
| 2021 | $23,211,813 | — | — | −$20,130,745 | $3,081,068 | $— | $557,883 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.4% | -1.4% | ~100% | Not available | Partial |
| 2025 | +1.6% | +1.6% | ~100% | Not available | Partial |
| 2024 | +1.2% | +1.2% | ~100% | 1.9800% | Verified |
| 2023 | +7.6% | +7.6% | ~100% | 1.8100% | Verified |
| 2022 | +9.2% | +9.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.4% | +5.7% | +7.8% | +10.4% | 2022 | -1.4% | 2026 |
| Assessment Ratio | 100.0% | 41.1% | — | 100.0% | 2025 | 10.2% | 2024 |
| 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 |
$634,410 | $578,949 | ~$752,660 | $634,410 | 2025 | $545,021 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$33,325,360 | ~$33,325,360 | ~2.0139% | ~$671,152 | +7.5% |
| 2027 | ~$35,825,149 | ~$35,825,149 | ~1.9814% | ~$709,835 | +15.6% |
| 2028 | ~$38,512,452 | ~$38,512,452 | ~1.9488% | ~$750,546 | +24.2% |
| 2029 | ~$41,401,333 | ~$41,401,333 | ~1.9163% | ~$793,370 | +33.6% |
| 2030 | ~$44,506,914 | ~$44,506,914 | ~1.8837% | ~$838,396 | +43.6% |
| 2026 | ~$32,705,360 | ~$32,705,360 | ~2.0465% | ~$669,310 | +5.5% |
| 2027 | ~$34,504,535 | ~$34,504,535 | ~2.0465% | ~$706,130 | +11.3% |
| 2028 | ~$36,402,685 | ~$36,402,685 | ~2.0465% | ~$744,975 | +17.4% |
| 2029 | ~$38,405,256 | ~$38,405,256 | ~2.0465% | ~$785,958 | +23.9% |
| 2030 | ~$40,517,991 | ~$40,517,991 | ~2.0465% | ~$829,195 | +30.7% |
| 2026 | ~$33,945,360 | ~$33,945,360 | ~1.9977% | ~$678,114 | +9.5% |
| 2027 | ~$37,170,564 | ~$37,170,564 | ~1.9488% | ~$724,395 | +19.9% |
| 2028 | ~$40,702,199 | ~$40,702,199 | ~1.9000% | ~$773,349 | +31.3% |
| 2029 | ~$44,569,381 | ~$44,569,381 | ~1.8512% | ~$825,066 | +43.8% |
| 2030 | ~$48,803,990 | ~$48,803,990 | ~1.8024% | ~$879,629 | +57.4% |
In 2025, this property's market value of $31,000,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 22× 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 | $31,000,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $30,124,211 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $28,000,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $25,630,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $23,211,813 | $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.