4425 S MO-PAC EXPRESSWAY TX
| Owner | GAINES E C LTD |
|---|---|
| Parcel ID | 0406190103 |
| Short ID | 509122 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 20,402 SF |
| Land SF | 122,360 SF |
| Acres | 2.809 |
| Year Built | 1986 |
| Legal | LOT 1B BLK A GAINES RANCH SUBD AMENDED PLAT OF & GAINES RANCH SUBD II |
| Neighborhood | 52SWE |
| Land | $2,202,480 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,202,480 |
| Improvement | $201,585 |
|---|---|
| Total Improvement | $201,585 |
| Market | $2,404,065 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,404,065 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,404,065 |
| Taxable Value | $2,404,065 |
|---|
Appreciation: Market value has fallen -17.3% from $2,908,400 (2021) to $2,404,065 (2025), a CAGR of -4.6% over 4 years. Growth has been relatively flat for this asset class. 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 lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 1.5225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $36,601. Austin ISD is the largest single contributor, at 60.8% of the total 2025 levy.
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 92% of market value ($2,202,480 land vs $201,585 improvements), about $18/SF of land. With value concentrated in the land under a ~40-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 $2,404,065, 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 -4.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,894,791 by 2030, with an estimated annual tax burden around $26,166. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 31,000 SF | ✗ |
| 1ST | 1st Floor | 9,098 SF | ✓ |
| 2ND | 2nd Floor | 7,956 SF | ✓ |
| 591 | MASONRY TRIM SF | 5,138 SF | ✗ |
| 1/2 | Half Floor | 3,348 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 224 SF | ✗ |
| 501 | CANOPY | 168 SF | ✗ |
| 413 | STAIRWAY EXT | 1 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% | $22,242.41 | $22,242.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,035.56 | $9,035.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,837.35 | $2,837.35 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,485.80 | $2,485.80 | Paid |
| Combined Rate | 1.6357% | 1.5122% | 1.3634% | 1.5042% | 1.5225% | +0.0183% | $36,601.12 | $36,601.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,634,759 | $2,404,065 | +9.6% |
| Assessed Value | $2,634,759 | $2,404,065 | +9.6% |
| Land Value | $2,202,480 | $2,202,480 | +0.0% |
| Improvement Value | $432,279 | $201,585 | +114.4% |
| Taxable Value | $2,634,759 | $2,404,065 | +9.6% |
| Total Tax 2026 = estimate |
~$40,113
Estimated
|
~$36,601
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,634,759 | $2,634,759 | +0 (+0.0%) |
| Taxable Value | $2,634,759 | $2,634,759 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,634,759 | $2,202,480 | $432,279 | — | $2,634,759 | $2,634,759 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,404,065 | $2,202,480 | $201,585 | — | $2,404,065 | $2,404,065 | ~$36,601 | Partial |
| 2024 | $3,013,381 | — | — | −$810,901 | $2,202,480 | $— | $33,617 | Verified |
| 2023 | $3,100,800 | — | — | −$898,320 | $2,202,480 | $— | $41,086 | Verified |
| 2022 | $2,860,000 | — | — | −$412,800 | $2,447,200 | $— | $46,891 | Verified |
| 2021 | $2,908,400 | — | — | −$461,200 | $2,447,200 | $— | $46,780 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.6% | +9.6% | ~100% | Not available | Partial |
| 2025 | +7.6% | +7.6% | ~100% | Not available | Partial |
| 2024 | -25.8% | -25.8% | ~100% | 1.5000% | Verified |
| 2023 | -2.8% | -2.8% | ~100% | 1.3600% | Verified |
| 2022 | -5.7% | -5.7% | ~100% | 1.5100% | Verified |
| 2021 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -26.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.6% | -1.3% | -6.3% | +9.6% | 2026 | -20.2% | 2025 |
| Assessment Ratio | 100.0% | 85.6% | — | 100.0% | 2025 | 71.0% | 2023 |
| Effective Tax Rate (2025) | 1.5200% | 1.5200% | — | 1.5200% | 2025 | 1.5200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$36,601 | $40,995 | ~$30,084 | $46,891 | 2022 | $33,617 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,292,288 | ~$2,292,288 | ~1.4942% | ~$34,251 | -4.6% |
| 2027 | ~$2,185,708 | ~$2,185,708 | ~1.4659% | ~$32,039 | -9.1% |
| 2028 | ~$2,084,084 | ~$2,084,084 | ~1.4376% | ~$29,960 | -13.3% |
| 2029 | ~$1,987,185 | ~$1,987,185 | ~1.4093% | ~$28,005 | -17.3% |
| 2030 | ~$1,894,791 | ~$1,894,791 | ~1.3810% | ~$26,166 | -21.2% |
| 2026 | ~$2,283,862 | ~$2,283,862 | ~1.5225% | ~$34,771 | -5.0% |
| 2027 | ~$2,169,669 | ~$2,169,669 | ~1.5225% | ~$33,033 | -9.7% |
| 2028 | ~$2,061,185 | ~$2,061,185 | ~1.5225% | ~$31,381 | -14.3% |
| 2029 | ~$1,958,126 | ~$1,958,126 | ~1.5225% | ~$29,812 | -18.5% |
| 2030 | ~$1,860,220 | ~$1,860,220 | ~1.5225% | ~$28,321 | -22.6% |
| 2026 | ~$2,340,370 | ~$2,340,370 | ~1.4800% | ~$34,638 | -2.6% |
| 2027 | ~$2,278,362 | ~$2,278,362 | ~1.4376% | ~$32,753 | -5.2% |
| 2028 | ~$2,217,997 | ~$2,217,997 | ~1.3951% | ~$30,943 | -7.7% |
| 2029 | ~$2,159,231 | ~$2,159,231 | ~1.3527% | ~$29,207 | -10.2% |
| 2030 | ~$2,102,022 | ~$2,102,022 | ~1.3102% | ~$27,541 | -12.6% |
In 2025, this property's market value of $2,404,065 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +70% 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 | $2,404,065 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,013,381 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $3,100,800 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,860,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,908,400 | $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.