5604 ROSS RD TX 78617
| Owner | PEARCE LANE PARTNERS INC |
|---|---|
| Parcel ID | 0331410301 |
| Short ID | 297612 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 11,250 SF |
| Land SF | 209,306 SF |
| Acres | 4.805 |
| Year Built | 2020 |
| Legal | LOT 3 LESS N 12' AV GOOD LAND FARMS |
| Neighborhood | 1SE3 |
| Land | $837,223 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $837,223 |
| Improvement | $3,233,372 |
|---|---|
| Total Improvement | $3,233,372 |
| Market | $4,070,595 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,070,595 |
| Value Limitation Adjustment (−) (homestead cap) | −$551,235 |
| Net Appraised (assessed) | $3,519,360 |
| Taxable Value | $3,519,360 |
|---|
Appreciation: Market value has risen +1196.5% from $313,959 (2021) to $4,070,595 (2025), a CAGR of 89.8% over 4 years. This is strong appreciation — well above typical inflation. 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 6 taxing entities is 1.7462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $61,454. Del Valle ISD is the largest single contributor, at 54.3% of the total 2025 levy.
Assessment Gap: Assessed value ($3,519,360) is $551,235 below market value, suggesting potential for an upward assessment in future years.
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 21% of market value ($837,223 land vs $3,233,372 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $4,070,595, 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 +89.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $100,147,265 by 2030, with an estimated annual tax burden around $82,690. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 50,000 SF | ✗ |
| 1ST | 1st Floor | 11,250 SF | ✓ |
| 501 | CANOPY | 3,625 SF | ✗ |
| 403 | CARWASH DRIVE-THRU | 1,160 SF | ✓ |
| 482 | LIGHT POLES | 9 SF | ✓ |
Market value changed by 541% in 2022, 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% | $33,395.21 | $33,395.21 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,227.34 | $13,227.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,153.65 | $4,153.65 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,639.02 | $3,639.02 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $3,519.36 | $3,519.36 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $3,519.36 | $3,519.36 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $61,453.94 | $61,453.94 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,247,396 | $4,070,595 | +4.3% |
| Assessed Value | $4,223,232 | $3,519,360 | +20.0% |
| Land Value | $837,223 | $837,223 | +0.0% |
| Improvement Value | $3,410,173 | $3,233,372 | +5.5% |
| Taxable Value | $4,223,232 | $3,519,360 | +20.0% |
| HS Cap Loss | -$24,164 | — | |
| Total Tax 2026 = estimate |
~$73,745
Estimated
|
~$61,454
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,247,396 | $4,247,396 | +0 (+0.0%) |
| Taxable Value | $4,223,232 | $4,223,232 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,247,396 | $837,223 | $3,410,173 | −$24,164 | $4,223,232 | $4,223,232 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,070,595 | $837,223 | $3,233,372 | −$551,235 | $3,519,360 | $3,519,360 | ~$61,454 | Partial |
| 2024 | $2,444,000 | — | — | −$1,606,777 | $837,223 | $— | $51,342 | Verified |
| 2023 | $2,012,061 | — | — | −$1,174,838 | $837,223 | $— | $41,713 | Verified |
| 2022 | $— | — | — | — | $837,223 | $— | $38,028 | Verified |
| 2021 | $313,959 | — | — | — | $313,959 | $— | $6,204 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.3% | +20.0% | 99.4% | Not available | Partial |
| 2025 | +22.7% | +20.0% | 86.5% | Not available | Partial |
| 2024 | +35.8% | +20.0% | 88.4% | 1.5500% | Verified |
| 2023 | +21.5% | +21.5% | ~100% | 1.7100% | Verified |
| 2022 | +540.9% ! | +540.9% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 1.9800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1196.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.3% | +158.3% | +88.2% | +540.9% | 2023 | +4.3% | 2026 |
| Assessment Ratio | 99.4% | 72.4% | — | 100.0% | 2021 | 34.3% | 2024 |
| Effective Tax Rate (2025) | 1.5100% | 1.5100% | — | 1.5100% | 2025 | 1.5100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$61,454 | $40,178 | ~$73,877 | $61,454 | 2025 | $6,204 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,724,211 | ~$3,871,296 | ~1.6887% | ~$65,375 | +89.8% |
| 2027 | ~$14,657,178 | ~$4,258,426 | ~1.6313% | ~$69,466 | +260.1% |
| 2028 | ~$27,812,922 | ~$4,684,268 | ~1.5738% | ~$73,721 | +583.3% |
| 2029 | ~$52,776,775 | ~$5,152,695 | ~1.5164% | ~$78,133 | +1196.5% |
| 2030 | ~$100,147,265 | ~$5,667,964 | ~1.4589% | ~$82,690 | +2360.3% |
| 2026 | ~$7,642,799 | ~$3,871,296 | ~1.7462% | ~$67,599 | +87.8% |
| 2027 | ~$14,349,838 | ~$4,258,426 | ~1.7462% | ~$74,359 | +252.5% |
| 2028 | ~$26,942,727 | ~$4,684,268 | ~1.7462% | ~$81,795 | +561.9% |
| 2029 | ~$50,586,672 | ~$5,152,695 | ~1.7462% | ~$89,975 | +1142.7% |
| 2030 | ~$94,979,672 | ~$5,667,964 | ~1.7462% | ~$98,972 | +2233.3% |
| 2026 | ~$7,805,623 | ~$3,871,296 | ~1.6600% | ~$64,263 | +91.8% |
| 2027 | ~$14,967,775 | ~$4,258,426 | ~1.5738% | ~$67,020 | +267.7% |
| 2028 | ~$28,701,654 | ~$4,684,268 | ~1.4876% | ~$69,685 | +605.1% |
| 2029 | ~$55,037,234 | ~$5,152,695 | ~1.4015% | ~$72,213 | +1252.1% |
| 2030 | ~$105,537,373 | ~$5,667,964 | ~1.3153% | ~$74,549 | +2492.7% |
In 2025, this property's market value of $4,070,595 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +187% above 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 | $4,070,595 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,444,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,012,061 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $313,959 | $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.