111 CUMBERLAND RD TX 78704
| Owner | SOUTHWESTERN BELL TELEPHONE |
|---|---|
| Parcel ID | 0405030872 |
| Short ID | 574166 |
| Type | Real |
| Use Code | 10 Manufactured Commercial Bldg |
| Valuation | Cost |
| Improvement SF | 560 SF |
| Land SF | 36,222 SF |
| Acres | 0.832 |
| Year Built | 1985 |
| Legal | .832AC OF LOT 1 LIVE OAK GROVE ADDN |
| Neighborhood | 1SC3 |
| Land | $2,897,760 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,897,760 |
| Improvement | $111,149 |
|---|---|
| Total Improvement | $111,149 |
| Market | $3,008,909 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,008,909 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,008,909 |
| Taxable Value | $3,008,909 |
|---|
Appreciation: Market value has risen +74.8% from $1,721,733 (2021) to $3,008,909 (2025), a CAGR of 15.0% 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 $61,577. 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 96% of market value ($2,897,760 land vs $111,149 improvements), about $80/SF of land. With value concentrated in the land under a ~41-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 $3,008,909, this parcel sits in the upper-middle (50th–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 +15.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,045,930 by 2030, with an estimated annual tax burden around $91,284. 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 | 31,200 SF | ✗ |
| 327 | STORAGE COMM'L | 644 SF | ✓ |
| 541 | FENCE COMM LF | 588 SF | ✗ |
| 1ST | 1st Floor | 560 SF | ✓ |
| 482 | LIGHT POLES | 2 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% | $27,838.43 | $27,838.43 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,767.19 | $15,767.19 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,308.83 | $11,308.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,551.20 | $3,551.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,111.21 | $3,111.21 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $61,576.86 | $61,576.86 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,008,909 | $3,008,909 | +0.0% |
| Assessed Value | $3,008,909 | $3,008,909 | +0.0% |
| Land Value | $2,897,760 | $2,897,760 | +0.0% |
| Improvement Value | $111,149 | $111,149 | +0.0% |
| Taxable Value | $3,008,909 | $3,008,909 | +0.0% |
| Total Tax 2026 = estimate |
~$61,577
Estimated
|
~$61,577
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,008,909 | $3,008,909 | +0 (+0.0%) |
| Taxable Value | $3,008,909 | $3,008,909 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,008,909 | $2,897,760 | $111,149 | — | $3,008,909 | $3,008,909 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,008,909 | $2,897,760 | $111,149 | — | $3,008,909 | $3,008,909 | ~$61,577 | Partial |
| 2024 | $2,928,076 | — | — | −$30,316 | $2,897,760 | $— | $59,631 | Verified |
| 2023 | $1,722,624 | — | — | — | $2,897,760 ! | $— | $52,976 | Verified |
| 2022 | $1,722,624 | — | — | −$92,634 | $1,629,990 | $— | $34,020 | Verified |
| 2021 | $1,721,733 | — | — | −$91,743 | $1,629,990 | $— | $37,496 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +2.8% | +2.8% | ~100% | 1.9800% | Verified |
| 2023 | +70.0% | +70.0% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +74.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +14.6% | +15.0% | +70.0% | 2024 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 109.4% | — | 168.2% | 2023 | 94.6% | 2022 |
| 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 |
$61,577 | $49,140 | ~$78,509 | $61,577 | 2025 | $34,020 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,459,552 | ~$3,309,800 | ~2.0139% | ~$66,657 | +15.0% |
| 2027 | ~$3,977,688 | ~$3,640,780 | ~1.9814% | ~$72,138 | +32.2% |
| 2028 | ~$4,573,424 | ~$4,004,858 | ~1.9488% | ~$78,048 | +52.0% |
| 2029 | ~$5,258,384 | ~$4,405,344 | ~1.9163% | ~$84,419 | +74.8% |
| 2030 | ~$6,045,930 | ~$4,845,878 | ~1.8837% | ~$91,284 | +100.9% |
| 2026 | ~$3,399,374 | ~$3,309,800 | ~2.0465% | ~$67,735 | +13.0% |
| 2027 | ~$3,840,509 | ~$3,640,780 | ~2.0465% | ~$74,508 | +27.6% |
| 2028 | ~$4,338,890 | ~$4,004,858 | ~2.0465% | ~$81,959 | +44.2% |
| 2029 | ~$4,901,946 | ~$4,405,344 | ~2.0465% | ~$90,155 | +62.9% |
| 2030 | ~$5,538,070 | ~$4,845,878 | ~2.0465% | ~$99,170 | +84.1% |
| 2026 | ~$3,519,730 | ~$3,309,800 | ~1.9977% | ~$66,119 | +17.0% |
| 2027 | ~$4,117,273 | ~$3,640,780 | ~1.9488% | ~$70,953 | +36.8% |
| 2028 | ~$4,816,261 | ~$4,004,858 | ~1.9000% | ~$76,093 | +60.1% |
| 2029 | ~$5,633,916 | ~$4,405,344 | ~1.8512% | ~$81,551 | +87.2% |
| 2030 | ~$6,590,383 | ~$4,845,878 | ~1.8024% | ~$87,341 | +119.0% |
In 2025, this property's market value of $3,008,909 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +112% 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 | $3,008,909 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,928,076 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,722,624 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,722,624 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,721,733 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.