4500 S PLEASANT VALLEY RD TX 78744
| Owner | NLP SOUTHPARK COMMERCE CENTER V LLC |
|---|---|
| Parcel ID | 0318030201 |
| Short ID | 888306 |
| Type | Real |
| Use Code | 64 Industrial 20K+ SF (25–49%) |
| Valuation | Cost |
| Improvement SF | 350,171 SF |
| Land SF | 1,160,221 SF |
| Acres | 26.635 |
| Year Built | 2018 |
| Legal | LOT 4 SOUTHPARK INDUSTRIAL |
| Neighborhood | 64SEA |
| Land | $3,712,706 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,712,706 |
| Improvement | $53,687,294 |
|---|---|
| Total Improvement | $53,687,294 |
| Market | $57,400,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $57,400,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $57,400,000 |
| Taxable Value | $57,400,000 |
|---|
Appreciation: Market value has risen +42.8% from $40,200,000 (2021) to $57,400,000 (2025), a CAGR of 9.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,174,682. 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 6% of market value ($3,712,706 land vs $53,687,294 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~8 yrs), and rent roll drive the underwriting.
Submarket Position: At $57,400,000, 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 +9.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $89,591,992 by 2030, with an estimated annual tax burden around $1,687,682. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 800,000 SF | ✗ |
| 1ST | 1st Floor | 350,171 SF | ✓ |
| 491 | SPRINKLER HEADS | 350,171 SF | ✗ |
| 881 | COMMCL FINISHOUT | 45,000 SF | ✓ |
| 093 | HVAC COMMRCL SF | 45,000 SF | ✗ |
| 501 | CANOPY | 7,600 SF | ✗ |
| 611 | TERRACE | 6,252 SF | ✗ |
| 408 | LOADING RAMP | 1,000 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $531,064.80 | $531,064.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $300,785.76 | $300,785.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $215,735.03 | $215,735.03 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $67,745.20 | $67,745.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $59,351.60 | $59,351.60 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,174,682.39 | $1,174,682.39 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $57,400,000 | $57,400,000 | +0.0% |
| Assessed Value | $57,400,000 | $57,400,000 | +0.0% |
| Land Value | $3,712,706 | $3,712,706 | +0.0% |
| Improvement Value | $53,687,294 | $53,687,294 | +0.0% |
| Taxable Value | $57,400,000 | $57,400,000 | +0.0% |
| Total Tax 2026 = estimate |
~$1,174,682
Estimated
|
~$1,174,682
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $63,372,391 | $57,400,000 | -5,972,391 (-9.4%) |
| Taxable Value | $63,372,391 | $57,400,000 | -5,972,391 (-9.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $57,400,000 | $3,712,706 | $53,687,294 | — | $57,400,000 | $57,400,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $57,400,000 | $3,712,706 | $53,687,294 | — | $57,400,000 | $57,400,000 | ~$1,174,682 | Partial |
| 2024 | $57,400,000 | — | — | −$53,687,294 | $3,712,706 | $— | $1,030,938 | Verified |
| 2023 | $35,608,560 | — | — | −$31,895,854 | $3,712,706 | $— | $1,041,654 | Verified |
| 2022 | $51,976,904 | — | — | −$48,264,198 | $3,712,706 | $— | $703,242 | Verified |
| 2021 | $40,200,000 | — | — | −$36,487,294 | $3,712,706 | $— | $1,067,621 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.4% | +10.4% | ~100% | Not available | Partial |
| 2025 | +10.3% | +10.3% | ~100% | Not available | Partial |
| 2024 | -14.1% | -14.1% | ~100% | 1.9800% | Verified |
| 2023 | +70.2% | +70.2% | ~100% | 1.7200% | Verified |
| 2022 | -31.5% | -31.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +10.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +11.8% | +9.3% | +61.2% | 2024 | -31.5% | 2023 |
| Assessment Ratio | 100.0% | 38.9% | — | 100.0% | 2025 | 6.5% | 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 |
$1,174,682 | $1,003,627 | ~$1,468,421 | $1,174,682 | 2025 | $703,242 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$62,745,611 | ~$62,745,611 | ~2.0139% | ~$1,263,657 | +9.3% |
| 2027 | ~$68,589,054 | ~$68,589,054 | ~1.9814% | ~$1,359,015 | +19.5% |
| 2028 | ~$74,976,691 | ~$74,976,691 | ~1.9488% | ~$1,461,175 | +30.6% |
| 2029 | ~$81,959,204 | ~$81,959,204 | ~1.9163% | ~$1,570,577 | +42.8% |
| 2030 | ~$89,591,992 | ~$89,591,992 | ~1.8837% | ~$1,687,682 | +56.1% |
| 2026 | ~$61,597,611 | ~$61,597,611 | ~2.0465% | ~$1,260,586 | +7.3% |
| 2027 | ~$66,102,189 | ~$66,102,189 | ~2.0465% | ~$1,352,771 | +15.2% |
| 2028 | ~$70,936,184 | ~$70,936,184 | ~2.0465% | ~$1,451,698 | +23.6% |
| 2029 | ~$76,123,684 | ~$76,123,684 | ~2.0465% | ~$1,557,860 | +32.6% |
| 2030 | ~$81,690,541 | ~$81,690,541 | ~2.0465% | ~$1,671,785 | +42.3% |
| 2026 | ~$63,893,611 | ~$63,140,000 | ~1.9977% | ~$1,261,324 | +11.3% |
| 2027 | ~$71,121,838 | ~$69,454,000 | ~1.9488% | ~$1,353,547 | +23.9% |
| 2028 | ~$79,167,789 | ~$76,399,400 | ~1.9000% | ~$1,451,601 | +37.9% |
| 2029 | ~$88,123,970 | ~$84,039,340 | ~1.8512% | ~$1,555,731 | +53.5% |
| 2030 | ~$98,093,356 | ~$92,443,274 | ~1.8024% | ~$1,666,171 | +70.9% |
In 2025, this property's market value of $57,400,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 40× 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 | $57,400,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $57,400,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $35,608,560 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $51,976,904 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $40,200,000 | $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.