3504 MONTOPOLIS DR TX
| Owner | GONZALEZ CARMEN M II LLC |
|---|---|
| Parcel ID | 0316100502 |
| Short ID | 429239 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,783 SF |
| Land SF | 41,818 SF |
| Acres | 0.960 |
| Year Built | 1950 |
| Legal | ABS 24 DELVALLE S ACR .96 |
| Neighborhood | 59SEA |
| Land | $156,816 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $156,816 |
| Improvement | $1,209,856 |
|---|---|
| Total Improvement | $1,209,856 |
| Market | $1,366,672 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,366,672 |
| Value Limitation Adjustment (−) (homestead cap) | −$988,991 |
| Net Appraised (assessed) | $377,681 |
| Taxable Value | $377,681 |
|---|
Appreciation: Market value has risen +411.6% from $267,128 (2021) to $1,366,672 (2025), a CAGR of 50.4% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $7,819. Del Valle ISD is the largest single contributor, at 45.8% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($1,264,756, ~92.5% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
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 11% of market value ($156,816 land vs $1,209,856 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~76 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,366,672, 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 +50.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,515,875 by 2030, with an estimated annual tax burden around $10,716. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,783 SF | ✓ |
| 501 | CANOPY | 1,504 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 414 SF | ✗ |
Market value changed by 442% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $3,583.82 | $3,583.82 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,979.11 | $1,979.11 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,419.50 | $1,419.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $445.75 | $445.75 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $390.52 | $390.52 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $7,818.70 | $7,818.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,414,895 | $1,366,672 | +3.5% |
| Assessed Value | $453,217 | $377,681 | +20.0% |
| Land Value | $156,816 | $156,816 | +0.0% |
| Improvement Value | $1,258,079 | $1,209,856 | +4.0% |
| Taxable Value | $453,217 | $377,681 | +20.0% |
| HS Cap Loss | -$961,678 | -$1,264,756 (2024) | |
| Total Tax 2026 = estimate |
~$9,382
Estimated
|
~$7,819
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,414,895 | $1,414,895 | +0 (+0.0%) |
| Taxable Value | $453,217 | $453,217 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,414,895 | $156,816 | $1,258,079 | −$961,678 | $453,217 | $453,217 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,366,672 | $156,816 | $1,209,856 | −$988,991 | $377,681 | $377,681 | ~$7,819 | Partial |
| 2024 | $262,278 | — | — | −$105,462 | $156,816 | $— | $6,383 | Verified |
| 2023 | $396,980 | — | — | −$240,164 | $156,816 | $— | $5,121 | Verified |
| 2022 | $374,682 | — | — | −$217,866 | $156,816 | $— | $8,586 | Verified |
| 2021 | $267,128 | — | — | −$110,312 | $156,816 | $— | $8,681 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.5% | +20.0% | 32.0% | Not available | Partial |
| 2025 | -3.9% | +20.0% | 27.6% | Not available | Partial |
| 2024 | +442.0% ! | +20.0% | 22.1% | 0.4500% | Verified |
| 2023 | -33.9% | -33.9% | ~100% | 1.9500% | Verified |
| 2022 | +6.0% | +6.0% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 3.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +264.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.5% | +87.4% | +49.4% | +421.1% | 2025 | -33.9% | 2024 |
| Assessment Ratio | 32.0% | 43.2% | — | 59.8% | 2024 | 27.6% | 2025 |
| Effective Tax Rate (2025) | 0.5700% | 0.5700% | — | 0.5700% | 2025 | 0.5700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,819 | $7,318 | ~$9,503 | $8,681 | 2021 | $5,121 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,055,420 | ~$415,449 | ~2.0085% | ~$8,344 | +50.4% |
| 2027 | ~$3,091,269 | ~$456,994 | ~1.9468% | ~$8,897 | +126.2% |
| 2028 | ~$4,649,144 | ~$502,693 | ~1.8851% | ~$9,476 | +240.2% |
| 2029 | ~$6,992,125 | ~$552,963 | ~1.8234% | ~$10,083 | +411.6% |
| 2030 | ~$10,515,875 | ~$608,259 | ~1.7617% | ~$10,716 | +669.5% |
| 2026 | ~$2,028,086 | ~$415,449 | ~2.0702% | ~$8,601 | +48.4% |
| 2027 | ~$3,009,598 | ~$456,994 | ~2.0702% | ~$9,461 | +120.2% |
| 2028 | ~$4,466,123 | ~$502,693 | ~2.0702% | ~$10,407 | +226.8% |
| 2029 | ~$6,627,547 | ~$552,963 | ~2.0702% | ~$11,447 | +384.9% |
| 2030 | ~$9,835,013 | ~$608,259 | ~2.0702% | ~$12,592 | +619.6% |
| 2026 | ~$2,082,753 | ~$415,449 | ~1.9776% | ~$8,216 | +52.4% |
| 2027 | ~$3,174,032 | ~$456,994 | ~1.8851% | ~$8,615 | +132.2% |
| 2028 | ~$4,837,097 | ~$502,693 | ~1.7925% | ~$9,011 | +253.9% |
| 2029 | ~$7,371,541 | ~$552,963 | ~1.7000% | ~$9,400 | +439.4% |
| 2030 | ~$11,233,933 | ~$608,259 | ~1.6074% | ~$9,777 | +722.0% |
In 2025, this property's market value of $1,366,672 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -4% 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 | $1,366,672 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $262,278 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $396,980 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $374,682 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $267,128 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.